file which includes the original illustrations4 ,see #dbdfi-;h4htm or #dbdfi-;h4zip3 7https3_/_/www4gutenberg4org_/cache_/epu b_/#dbdfi_/pg#dbdfi-;images4html7 or 7https3_/_/www4gutenberg4org_/files_/#db dfi_/dbdfi-;h4zip7 ,images of the original pages are available through ,internet ,archive4 ,see https3_/_/archive4org_/details_/convenie nthouses#jj;gibs ,illustration3 ,,figure ,a4 ,,convenient ,,houses ,with ,fifty ,plans for the ,housekeeper ,architect and ,housewife--,a ,journey ,through the ,house--,fifty ,convenient ,house ,plans--,practical ,house ,building for the ,owner--,business ,points in ,building--,how to ,pay for a ,home by ,,louis ,h4 ,,gibson ,architect ,new ,york3 ,thomas ,y4 ,crowell ,co4 ,copyright1 #ahhi1 ,by ,louis ,h4 ,gibson4 ,c4 ,j4 ,peters ,son1 ,typographers ,and ,electrotypers1 #ade ,high ,street1 ,boston4 ,,preface4 ,when the reader is familiar with the writer's general purposes1 it is easier to understand the details of his work4 ,this book is intended to deal with houses in a housekeeping spirit4 ,in doing this1 the architect has in mind convenience1 stability1 and that ideal of housekeepers1 beauty of surroundings4 ,in carrying out this idea1 the relation of architecture to good and economical housekeeping is first considered4 ,following this division is ,a ,journey through the ,house4 ,it begins at the porch1 moves through the different rooms1 and stops to consider the various details4 ,this brings about not only a consideration of the general arrangement of a house1 but such details as kitchens and pantries1 plumbing1 laundry1 and heating4 ,these first two sections of the book--,the ,architect and the ,housewife1 and ,a ,journey through the ,house--are1 in a measure1 educational4 ,after this1 and in keeping with the general principles that have been set forth1 plans of fifty convenient houses are illustrated and described4 ,for the most part1 they are houses that have been built4 ,the next section is devoted to practical house-building4 ,it is constructed by taking a complete specification for everything which may concern a dwelling-house1 and ridding it1 as far as possible1 of all technicalities2 thus putting in form all practical house-building questions for the benefit of the owner4 ,following this is the consideration of business points in building1 which sets forth methods of letting contracts with the view of securing the best results without waste of money4 ,the closing section is devoted to the getting of a home1--how to arrange the monthly-payment schemes1 building-association plans1 and other methods for getting a house on easy instalments4 ,,louis ,h4 ,,gibson1 ,,architect4 ,,indianapolis1 ,,ind41 ,september1 #ahhi4 ,,contents4 ,,the ,,architect ,,and ,,the ,,housewife4 ,,chapter ,i4 ,,the ,,housekeeper ,,and ,,the ,,architect4--,,floor-,,plans ,,as ,,related ,,to ,,good ,,housekeeping4--,,labor-,,saving ,,devices4--,,economy ,,and ,,good ,,construction4--,,compact ,,houses ,,not ,,necessarily ,,crowded4--,,wood-,,work ,,that ,,is ,,readily ,,cleaned #aa-ae ,,chapter ,,ii4 ,,housekeeping ,,operations4--,,the ,,work ,,of ,,the ,,housekeeper4--,,the ,,average ,,housework ,,of ,a ,,week4--,,the ,,architect',s ,,lesson ,,therefrom #af-bj ,,chapter ,,iii4 ,,modern ,,conveniences4--,a ,,little ,,history4--,,plans ,,that ,,make ,,extra ,,work4--,,modern ,,conveniences ,,enumerated #ba-be ,,chapter ,,iv4 ,,modern ,,architects ,,and ,,the ,,housekeeper4--,,misplaced ,,houses4--,,old ,,colonial ,,poverty ,,in ,,modern ,,colonial ,,houses4--,,affectation ,,in ,,design4--,,natural ,,development ,,of ,,american ,,architecture4--,,american ,,architecture ,,and ,,american ,,homes #bf-bh ,a ,,journey ,,through ,,the ,,house4 ,,chapter ,v4 ,,journey ,,through ,,the ,,house4--,,porch4--,,vestibule4--,,hall 4--,,long ,,halls ,,and ,,square ,,halls4--,,the ,,hall ,,that ,,is ,a ,,room4--,,reception-,,hall4--,,parlor4- -,,sitting-,,room4--,,dining-,,room #ca-ch ,,chapter ,,vi4 ,,kitchens4--,,the ,,kitchen ,a ,,workshop4--,,work ,,to ,,be ,,done ,,in ,a ,,kitchen4--,a ,,plan4--,,fittings4--,,dish-,,washing ,,conveniences4--,,sink ,,and ,,tables4--,,china-,,closet4--,,pantry4 --,,combination ,,pantry4--,,pantry ,,fittings4--,,work ,,in ,a ,,pantry4--,a ,,dough-,,board4--,,flour-,,bin4--,,pant ry ,,stores4--,,cupboard4--,,refrigerator ,,arrangements4--,,pantry ,,utensils4--,a ,,dry-,,box4--,,soap-,,box4--,,ventilati on ,,of ,,kitchen4--,,general ,,principles ,,of ,,kitchen ,,planning #ci-ej ,,chapter ,,vii4 ,,cellar4--,,fuel ,,departments4--,,furnace ,,conveniences4--,,coal-,,bins4 --,,cement ,,floors4--,,light ,,in ,,the ,,cellar4--,a ,,cellar-,,closet4 --,,outside ,,cellar-,,door #ea-ec ,,chapter ,,viii4 ,a ,,low-,,cost ,,laundry4--,,blue ,,monday4--,,basement ,,laundry4--,,low-,,cost ,,conveniences4--,,inexpensive ,,laundry ,,fittings4--,,hot ,,and ,,cold ,,water ,,arrangements4--,a ,,labor-,,saving ,,laundry4--,a ,,place ,,to ,,do ,,fruit-,,canning #ed-eh ,,chapter ,,ix4 ,,the ,,second ,,floor4--,,stairways4--,,the ,,combination ,,stairway4--,,ideal ,,number ,,of ,,bedrooms4--,,large ,,closets ,,and ,,plenty ,,of ,,them4--,a ,,linen ,,closet4--,,placing ,,of ,,gas-,,fixtures4--,,servant',s ,,room4--,,bath-,,room4--,,an ,,attic4--,,attic ,,closets4--,,attic ,,rooms #ei-fc ,,chapter ,x4 ,,plumbing4--,,is ,,plumbing ,,entirely ,,safe8--,,completeness ,,in ,,plumbing ,,apparatus4--,,labor-,,saving ,,plumbing ,,apparatus4--,,sewer ,,connections4--,,soil ,,pipe4--,a ,,trap4--,,accidents ,,to ,,traps4--,,frequent ,,use ,,of ,,plumbing ,,apparatus ,,desirable ,,for ,,safety4--,,water-,,closets4--,,simplic ity ,,in ,,plumbing4--,,drain ,,connections4--,,to ,,keep ,,plumbing ,,apparatus ,,from ,,freezing4--,,cistern ,,water ,,supply4--,,grease ,,sink4--,,flushing ,,of ,,drain4--,,bath-,,tub #fd-gd ,,chapter ,,xi4 ,,heat ,,and ,,ventilation4--,,common ,,heating ,,arrangements4--,,present ,,methods ,,generally ,,unsatisfactory4--,,ideal ,,conditions4--,,proper ,,amount ,,of ,,moisture ,,rarely ,,attained4--,a ,,furnace ,,defined4--,,methods ,,of ,,reaching ,,best ,,results4--,,supply ,,of ,,proper ,,amount ,,of ,,moisture4--,,removal ,,of ,,foul ,,air4--,,supplying ,,fresh ,,air ,,with ,,proper ,,moisture ,,from ,,stoves4--,,steam ,,and ,,hot-,,water ,,heating4--,,direct ,,and ,,indirect ,,radiation4--,,low-,,cost ,,heating ,,apparatus #ge-hb ,,chapter ,,xii4 ,,heating ,,devices ,,as ,,we ,,find ,,them4--,,furnace ,,estimates4--,,combination ,,hot ,,air ,,and ,,hot ,,water4--,,dish-,,warming ,,arrangements4--,,how ,,to ,,get ,a ,,good ,,heating ,,apparatus #hc-he ,,chapter ,,xiii4 ,,the ,,house ,,and ,,its ,,beauty4--,,artistic ,,surroundings4--,,beauty ,,more ,a ,,matter ,,of ,,intelligence ,,than ,,money4--,,vestibule ,,decorations4--,,beauty ,,in ,,the ,,reception-,,hall4--,,mantels ,,and ,,grates4--,,fret-,,work ,,and ,,porti,,res4--,,spindle ,,work4--,,simple ,,forms ,,of ,,good ,,decoration4--,,wood-,,carving4--,,door ,,and ,,window ,,casings4--,a ,,conservatory4--,,stained ,,glass4--,a ,,cabinet ,,on ,,the ,,mantel4--,,tinted ,,plastering4 --,,frescoing4--,,safety ,,in ,,the ,,selection ,,of ,,colors4--,,an ,,attractive ,,sitting-,,room4--,,the ,,parlor4--,a ,,reception-,,room4 --,,parlor ,,history4--,,the ,,ideal ,,parlor4--,,the ,,library4--,a ,,place ,,of ,,quiet ,,and ,,rest4--,,library ,,furnishings4--,,the ,,dining-,,room4--,,social ,,relations ,,of ,,the ,,dining-,,room4 --,,dining-,,room ,,decorations4--,,conservatory ,,and ,,dining-,,room4 --,a ,,wood ,,ceiling4--,,beauty ,,in ,,bedrooms4--,,quiet ,,and ,,light #hf-ajj ,,chapter ,,xiv4 ,,external ,,and ,,internal ,,design4--,,an ,,old ,,topic ,,before ,,the ,,people4--,,the ,,architectural ,,student',s ,,dream4--,a ,,beautiful ,,home ,,the ,,housekeeper',s ,,ambition4--,,it ,,costs ,,no ,,more ,,to ,,have ,a ,,house ,,beautiful ,,than ,,ugly4--,,architectural ,,education4--,,charles ,,eastlake',s ,,book4--,,vulgar ,,architectural ,,revivals4--,,the ,,growth ,,of ,,the ,,artistic ,,idea4--,,beauty ,a ,,matter ,,of ,,refinement #aja-aje ,,plans ,,of ,,fifty ,,convenient ,,houses4 ,,chapter ,,xv4 ,,evolution ,,of ,a ,,house-,,plan4--,,respectable ,,dimensions ,,for ,a ,,moderate ,,price4--,,six ,,plans4--,,costs ,,from #a1ejj ,,to #b1fjj #aji-aag ,,chapter ,,xvi4 ,a ,,small ,,pocket-,,book ,,and ,a ,,large ,,idea4--,,ambition1 ,,dollars1 ,,and ,a ,,good ,,house4--,,the ,,growth ,,of ,,the ,,housekeeper',s ,,ideas4--,,points ,,about ,,the ,,house4--#b1ijj #aah-abe ,,chapter ,,xvii4 ,,we ,,know ,,what ,,we ,,want4--,a ,,convenient ,,plan4--,,meeting ,,the ,,wants ,,of ,,people ,,who ,,build #abf-acj ,,chapter ,,xviii4 ,,two ,,good ,,rooms ,,in ,,front4--,,the ,,combination ,,pantry4--,,too ,,much ,,cellar ,a ,,burden4--#b1ejj #aca-acd ,,chapter ,,xix4 ,,sitting-,,room ,,and ,,parlor ,,in ,,front4--,a ,,connecting ,,vestibule4--,a ,,central ,,combination ,,stairway4--,,good ,,rooms ,,in ,,the ,,attic #ace-ach ,,chapter ,,xx4 ,a ,,compact ,,plan4--,,an ,,isolated ,,reception-,,room4--,,combination ,,stairway4--,,description ,,of ,,the ,,floor-,,plan4--,,cellar ,,arrangement4--,,dining-,,room ,,and ,,conservatory4--,,another ,,plan #aci-add ,,chapter ,,xxi4 ,,what ,,can ,,be ,,done ,,for #a1fjj8--,,the ,,closet ,,in ,,the ,,hall4--,a ,,small1 ,,convenient ,,kitchen4--,,closets ,,in ,,the ,,bedrooms #ade-aea ,,chapter ,,xxii4 ,,outgrowths ,,of ,,one ,,idea4--,,everything ,,counts ,,as ,a ,,room4--,,one ,,chimney4--,,conveniences ,,of ,a ,,condensed ,,house4--,,cost ,,from #a1fjj ,,to #b1hjj #aeb-aef ,,chapter ,,xxiii4 ,,one-,,story ,,plans4--,,description ,,of ,,floor-,,plans4--,,bath-,,room ,,next ,,to ,,kitchen ,,flue4--,,kitchen1 ,,porch1 ,,and ,,pantry4--,,the ,,exterior4--,,enlargements ,,on ,,this ,,plan4--,,other ,,one-,,story ,,houses #aeg-afc ,,chapter ,,xxiv4 ,,side-,,hall ,,plans4--,,plans ,,with ,,bedroom ,,on ,,first ,,floor #afd-agj ,,chapter ,,xxv4 ,,miscellaneous ,,collection4--,,short ,,descriptions ,,of ,,eleven ,,house-,,plans4--,,varying ,,costs4--,,square ,,plans4--,,one-,,chimney ,,plans4--,,rear ,,and ,,side ,,hall #aga-aha ,,chapter ,,xxvi4 ,,eight ,,plans4--,,each ,,suited ,,to ,,family ,,requirements4--,,double ,,houses4--,,an ,,elaborate ,,floor-,,plan4--,a ,,shingle ,,house4--,a ,,brick ,,house #ahb-aic ,,practical ,,house-,,building4 ,,chapter ,,xxvii4 ,,practical ,,points4--,,water4--,,location ,,of ,,house ,,on ,,lot4 --,,draining ,,the ,,cellar4--,,mason ,,work4--,,foundations4--,,walks4 --,,piers4--,,flues4--,,cisterns4--,,dam p ,,course #aig-bjj ,,chapter ,,xxviii4 ,,brick ,,foundations4--,,laying ,,brick4--,,colored ,,mortars4--,,colored ,,bricks4--,,brick ,,veneering4--,,hot-,,air ,,flues4--,,details ,,of ,,brick ,,construction4--,,chimneys ,,and ,,flues4--,,hollow ,,walls4--,,cellar4--,,ash-,,pits4--,,gr ates #bja-bjf ,,chapter ,,xxix4 ,,stone ,,masonry4--,,cut ,,stone4--,,terra ,,cotta4--,,privy ,,vaults4 --,,cisterns4--,,filters ,,for ,,cisterns4--,,brick ,,pavements4--,,cement ,,pavements #bjg-bab ,,chapter ,,xxx4 ,,carpenter-,,work4--,,framing4--,,size ,,of ,,timbers4--,,height ,,of ,,stories4--,,joist4--,,stud ,,walls4--,,outside ,,sheathing4 --,,building-,,paper4--,,roofs4--,,outsi de ,,finish4--,,outside ,,shingle ,,walls4--,,outside ,,casings4--,,windows ,,with ,,box ,,frames4--,,hinged ,,or ,,pivoted ,,windows4--,,outside ,,shutters4 --,,porches4--,,lattice ,,porches #bac-bba ,,chapter ,,xxxi4 ,,inside ,,wood-,,work4--,,floors4--,,soft ,,and ,,hard ,,wood ,,floors4 --,,tabulated ,,statement ,,of ,,inside ,,finish4--,,different ,,kinds ,,of ,,wood4--,,doors ,,and ,,frames4--,,fly ,,screens4--,,inside ,,casings4--,,wainscoting4--,,inside ,,shutters4--,,wood-,,work ,,for ,,plumbing4--,,kitchen ,,sink ,,and ,,fittings4--,,kitchen ,,tables4--,,cellar-,,sink ,,fittings4--,,wood-,,work ,,for ,,bath-,,tub4--,,water-,,closets4--,,was h-,,stands4--,,tank4--,,picture ,,moulding4--,,closet ,,fittings4--,,broom-,,rack4--,,cedar-,, closet4 --,,dry-,,box4--,,clock ,,shelf4--,,china-,,room ,,fittings4--,,pantry ,,fittings4--,,stairways #bbb-bce ,,chapter ,,xxxii4 ,,plastering4--,,gray ,,finish4--,,white ,,hard ,,finish4--,,back ,,plastering4--,,gas-,,piping4--,,tin ,,work4--,,gutters4--,,valleys4 --,,down ,,spouts4--,,galvanized ,,iron-,,work4--,,hot-,,air ,,pipes4 --,,thimbles4--,,painting4--,,staining4- -,,oil ,,finishing4--,,interior ,,staining4--,,floor ,,finish4--,,glazing4--,,plate-,,glass4- -,,bevelled ,,glass4--,,cathedral ,,glass4--,,hardware #bcf-bdf ,,chapter ,,xxxiii4 ,,practical ,,plumbing4--,,wood-,,work ,,for ,,plumber4--,,excavating ,,for ,,plumber4--,,water ,,distribution4--,,outside ,,fixtures4 --,,hydrants4--,,street-,,washers4--,,so ft-,,water ,,supply4--,,hot-,,water ,,supply4--,,soil ,,pipe4--,,inside ,,fixtures4--,,kitchen ,,sink4--,,cellar ,,sink #bdg-bed ,,chapter ,,xxxiv4 ,,plumbing ,,work ,,continued4--,,bath-,,tubs4--,,bath-,,s prinklers4 --,,foot-,,tubs4--,,safes4--,,water-,,cl osets4--,,wash-,,stands4--,,laundry ,,fittings4--,,set ,,tubs4--,,outside ,,drains4--,,grease ,,sinks4--,,nickel ,,fittings #bee-bfc ,,chapter ,,xxxv4 ,,cost ,,of ,a ,,house4--,,schedules ,,of ,,costs4--,,what ,,goes ,,into ,a ,,house4--,,schedule ,b4--,,cost ,,details #bfd-bfi ,,chapter ,,xxxvi4 ,,varying ,,building ,,values4--,,cost ,,of ,,appurtenances4--,,prices ,,of ,,labor ,,and ,,material ,,on ,,which ,,estimates ,,are ,,based4 #bgj-bgd ,,business ,,points ,,in ,,building4 ,,chapter ,,xxxvii4 ,,low-,,cost ,,houses4--,,methods ,,of ,,making ,,contracts4--,,architects' ,,estimates4--,,building ,,by ,,the ,,day4--,,the ,,safest ,,plan4--,,guarding ,,against ,,liens #bgg-bhg ,,how ,,to ,,secure ,a ,,home4 ,,chapter ,,xxxviii4 ,,monthly ,,payments4--,,calculations ,,on ,a ,,long-,,time ,,plan4--,,purchase ,,on ,a ,,rental ,,basis4--,,how ,,it ,,may ,,be ,,worked ,,out #bia-bid ,,chapter ,,xxxix4 ,,building ,,associations4--,,why ,,dividends ,,are ,,large ,,and ,,interest ,,low4--,,building ,,associations ,,and ,,savings ,,banks4--,,association ,,securities4--,,building-,,association ,,methods4--,,different ,,plans4--,,borrowing ,,from ,a ,,building ,,association4--,a ,,building-,,association ,,report #bie-caa ,,chapter ,,xl4 ,,purchase ,,of ,a ,,lot4--,,the ,,best ,,the ,,cheapest4--,a ,,good ,,lot ,,as ,a ,,basis ,,of ,,security4--,,the ,,basis ,,of ,,value ,,is ,,the ,,rental #cab-caf ,,the ,,architect ,,and ,,the ,,housewife4 ,,convenient ,,houses4 ,,chapter ,i4 ,,the ,,housekeeper ,,and ,,the ,,architect4--,,floor-,,plans ,,as ,,related ,,to ,,good ,,housekeeping4--,,labor-,,saving ,,devices4--,,economy ,,and ,,good ,,construction4--,,compact ,,houses ,,not ,,necessarily ,,crowded4--,,wood-,,work ,,that ,,is ,,readily ,,cleaned4 ,there is a definite relation between the work of the housekeeper and that of the architect4 ,this is the text of this book4 ,it is a part of the business of the architect to do what he can to make housekeeping easy4 ,he can do a great deal4 ,he should understand the principles and practice of good housekeeping4 ,this knowledge is something which cannot be derived from the architectural schools or offices2 it must come from a home4 ,the public press of the country has had a great deal to say about the artistic qualities of domestic architecture1 a great deal to say about house decoration1 and1 altogether1 has furnished much valuable matter4 ,little1 however1 has been said as to the relation of architecture to good housekeeping4 ,the artistic element should not be neglected4 ,there must also be considered the question of convenient arrangement1 economy and ease1 for the housekeeper4 ,washing dishes is disagreeable work1 but the architect can do his part toward making it easier4 ,if we take a conglomerate mass of china1 knives1 forks1 and spoons1 pots1 pans1 and kettles1 and bring them together on one small kitchen table1 which has a dish-pan on one end and a wooden water-bucket at the back1 with a scarcity of everything to facilitate the progress of the work1 we have a condition quite different from that wherein there is a roomy sink with a table on each side of it1 and plenty of hot and cold water above4 ,an architect may plan a kitchen so that all of these conveniences are possible4 ,he may plan it so they are impossible4 ,the floor-plan of a house has a definite relation to house keeping requirements1 which is not fully appreciated4 ,the difference between a good floor-plan and a poor one may make the difference of three or four tons of coal in the heating of a house during the winter4 ,it may influence the keeping of a servant1 the wages to be paid1 or may control the necessity for one or more than one4 ,it makes more difference to a man who lives in a house that costs two thousand dollars or three thousand dollars1 as to whether he burns seven or ten tons of coal in warming it1 than it does to the man who lives in a ten-thousand-dollar or twelve-thousand-dollar house as to whether he burns fourteen or twenty tons4 ,the cost of fuel is of more importance to a man of moderate means than to one of wealth4 ,then in the matter of service3 it is difficult to keep a good servant in a bad kitchen1 or in a badly planned house where there is a vast amount of sweeping and other work to be done every day4 ,those who plan factories and mills arrange them with reference to the saving of labor4 ,the idea in saving labor is to save money4 ,one can build a better house for a given sum of money at this time than ever before4 ,the real reason for this is to be found outside the fact that material and labor are cheaper now than they have been in the past4 ,it is because of the thought that is put into the planning and arranging of dwellings4 ,it is the thought that saves the money4 ,it adds external and internal attractiveness1 convenience1 labor-saving devices1 and arrangements4 ,thought helps to make housekeeping easier4 ,economical housekeeping can be most readily carried on in a compact house4 ,to say that a house is compact does not necessarily imply that it is crowded1 or that any of the conditions of comfort are neglected4 ,if we avoid waste space1 such as is frequently assigned to large halls and passages1 we merely take away something that is not needed4 ,it frequently happens that a man and his wife go through life with the hope of building a better house some day4 ,they are economical2 they live carefully2 they live in a small house2 they are crowded4 ,at last1 by dint of hard work and careful management1 enough money is accumulated to build the new home4 ,this is the great event which has been thought about for so many years4 ,the idea in building this house is invariably to get something as different from the old house as possible4 ,it was square2 the new building must be irregular4 ,it had no front hall2 the new house must have a large one4 ,there were no grates in any of the rooms2 in the new house there must be one in each4 ,in the old building the rooms were very small2 in the new house they must be very large4 ,there was no porch before2 now there must be one running across the front and along one side of the house4 ,altogether1 the idea of the old house and that of the new are in direct opposition to each other4 ,in one instance they were crowded2 in the other they have plenty of room4 ,there can be no doubt about the abundance of room4 ,the building is finished2 they move into it4 ,almost the first person to leave it is the servant whom they had in the old house4 ,she sees the amount of work which she will have to do4 ,it was easy enough to sweep the old house1 with its small1 compact plan4 ,housekeeping was relatively a small matter2 but with the habits of economy1 which rendered the new home possible1 they will not employ additional help4 ,the work which is left over by the servant falls to the mistress4 ,strange as it may appear under such circumstances1 it takes the mistress a long time to find the cause of the trouble4 ,it is the house4 ,it was planned with an entire disregard for the work which was to be done4 ,it had not been thought of4 ,the idea was merely to get something which was different from the disagreeable features of the old home4 ,they thought that everything would be easier and pleasanter and more agreeable in every way4 ,the only trouble with the old home was that they were too much crowded4 ,in the new they are not1 but have an impossible amount of work to do every day4 ,the difference between what they wish to do and what is done1 is represented by fretfulness in addition to the natural weariness at the end of the day4 ,what has this to do with architecture and economical house-building8 ,simply this4 ,the house which is economically planned is economical as to money1 carpets1 sweeping1 and strength4 ,the architect may do a great deal for housekeepers by keeping this thought in mind4 ,to recur to the idea of economical house-building in a direct sense1 it may be borne in mind that economy and good construction go hand in hand2 that none of the conditions of permanency are sacrificed for the sake of cheapness4 ,of two houses which cost the same1 one may be far more convenient and roomy by an avoidance of waste space and unnecessary material4 ,evidently one flue-stack will cost less than four4 ,therefore1 if a house can be constructed which has only one flue-stack1 it will cost less than one which has four2 but the demands of the housekeeper1 and those who live in the house1 are that the one stack afford the conveniences of four4 ,people do not like compromises in house-building1 especially when they are building a home4 ,the compromises come easier when one is planning property for rental4 ,evidently a house in which one-fifth of the floor space is given up to halls is more expensive than one which contains a smaller proportion of such space4 ,according as one is able to diminish the amount of passage room1 and yet meet all of the conditions of good and economical house-keeping1 he can reduce the cost of the house as to its building1 its furnishing1 and the amount of labor required in caring for it4 ,thus economy in construction1 and convenience and ease in general housekeeping movements1 go hand in hand4 ,parallel illustrations might be carried forward1 so as to include each detail of the house4 ,the architect may do a great deal for the housekeeper by making his mouldings and interior wood-work so that they will not catch dust1 and can be readily cleaned4 ,some of our friends1 who have studied the artistic qualities of house-building to the exclusion of all other considerations1 will say that a regard for housekeeping requirements1 in the matter of interior decorations and construction1 is placing too great a limit upon their work4 ,they will say that beauty and general artistic qualities are not always consonant with the means which will make easy housekeeping1--that they are limited by such considerations4 ,this need not be so2 it is simply a question of ingenuity and thoughtfulness4 ,one may be careless of utility1 and make very beautiful things4 ,another may be thoughtful and careful as to housekeeping requirements1 and design something quite as beautiful and attractive as the former4 ,in the above statements will be found the guiding principles which affect all of the work of this book4 ,,chapter ,,ii4 ,,housekeeping ,,operations4--,,the ,,work ,,of ,,the ,,housekeeper4--,,the ,,average ,,housework ,,of ,a ,,week4--,,the ,,architect',s ,,lesson ,,therefrom4 ,with the architect a house has been too often considered as something to be looked at4 ,no one is disposed to criticise an architect for making houses pretty and attractive4 ,it is true1 however1 that many houses are nothing more than pretty2 they are not convenient4 ,they are not built with a regard to the requirements of housekeeping4 ,a lady once said to the writer1 that an architect would never live up to his opportunities until he had associated himself with a housekeeper1 who would be strong enough1 in her control over him1 to see that the housekeeping conditions and conveniences were kept constantly in mind4 ,in order fully to reach the housekeeping idea1 it will be convenient to consider in detail what is meant by housekeeping4 ,primarily1 a house is a place in which to eat and sleep4 ,the present requirements of comfort and luxury suggest that all should not eat and sleep in the same room4 ,originally this was the case4 ,the primitive man needed only a hut or a cave1 or the protection of a rude shed4 ,later on1 he was satisfied with a hut with one or two rooms4 ,if the weather was cold1 the occupants would huddle around the fire1 and eat and sleep without regard to other surroundings4 ,a bath in cold weather was unnecessary4 ,during the summer this was regarded more as a matter of recreation than of necessity4 ,a neighboring stream served the purpose of more modern arrangements4 ,housekeeping operations under such conditions were light indeed4 ,there are many homes of this kind in ,america to-day4 ,if we take the case of our ,indians1 we find that the squaws have time for much else than the absolute duties of camp-life and the care of children4 ,there is much other labor which falls to their lot1 house-work being regarded1 as it is1 insignificant4 ,this is one extreme4 ,there are various gradations which come with the instincts of a higher civilization4 ,education1 and other conditions which go with it1 increase housekeeping requirements1 and thus far have not furnished to the majority compensating conditions in labor-saving devices4 ,at the present time1 the natural and affected requirements of housekeeping make the life of many a woman one of the extremest drudgery and hardship4 ,her condition is almost that of a slave2 and this at a time when she is surrounded by many of the elements of a higher civilization4 ,her children and those around her frequently live under the shadow of her uncomfortable condition4 ,the ,indian's home1 in the rest and peace which it affords1 is often preferable4 ,this condition is brought about by the increasing requirements upon the housekeeper1 without the presence of other compensating conditions4 ,assuming that an architect may do something to make the care of a house lighter1 it remains to call attention to the modern requirements of a housekeeper1 with a view of simplifying her work4 ,let us watch her work for a week2 we will begin on ,monday morning during the month of ,january1 and assume that there is one servant in the house to help1--bearing in mind1 at the same time1 that it often happens that the work which is here outlined is done by the housekeeper herself1 with possibly only the help of a wash-woman4 ,first1 the house is to be warmed1 the kitchen fire to be kindled1 the living-rooms to be swept and dusted1 the washing to be started1 the children to be dressed1 breakfast to be cooked and put on the table1 and1 in many cases1 all of this done before seven o'clock4 ,the serving of breakfast is no small task to the housekeeper4 ,the coffee is to be poured1 food prepared for the children1 and many other things done which no man can specify4 ,as soon as breakfast is over the men are out of the house1 but not usually before making more than one demand upon the time of the housekeeper4 ,then the dishes are to be washed1 and the children made ready and started to school4 ,next1 the grocery and butcher supplies must be cared for4 ,possibly they are ordered from the boy who calls at the door4 ,in some instances a trip for this purpose is required4 ,next1 the dining-room must be arranged1 the dishes put in place1 the chamber-work attended to1 beds made1 children's things put away1 sweeping done1 slops disposed of1 fires looked after4 ,some time or in some way the clothes worn by the children on ,sunday must be especially looked after1 stitches taken1 a little darn here and there1 and then put away4 ,during this time there may be the demands of one or more babies to be met4 ,in this there is no compromise4 ,with the completion of other work dinner time is approaching1 for1 with the majority1 this is a noon meal4 ,the cooking must be done1 and yet nothing else must be allowed to lag4 ,the children in their confusion are home from school4 ,then dinner4 ,every one is in a hurry to get away4 ,the children are sure they are going to be late4 ,there is more work for them and the men1 and then they are gone4 ,dinner dishes are washed1 and the laundry work continues4 ,the afternoon is little different from the morning2 there is a little less rush and confusion1 but a continuance of regular work4 ,before supper the evening supply of fuel must be provided4 ,in the mean time the children are home from school with their demands4 ,now supper must be in mind4 ,where there are children in the house1 this is one of the most trying times of the day4 ,they are tired1 hungry1 and sleepy4 ,supper is over4 ,the children go to bed at intervals during the evening4 ,the men have a place by the fire4 ,the housekeeper often feels it incumbent upon her to mend1 darn1 or sew1 if no heavier work presents itself4 ,tuesday morning calls for a repetition of the former day's work1 with ironing substituted for washing4 ,there is the carrying-out of ashes and the bringing-in of coal1 and the same routine during the day4 ,on the part of the housekeeper regular sewing-work is taken up as opportunity presents1 and possibly calls are made or received4 ,wednesday1 the same4 ,thursday1 the servant1 if one is kept1 is out for the afternoon4 ,other regular work must progress4 ,compromises are not thought of4 ,friday is general sweeping-day1 in which everything is thoroughly gone over4 ,the housekeeper must find time to go down street one or more times during the week1 for the purpose of doing necessary shopping4 ,saturday brings its scrubbing and cleaning4 ,during the week must come the window-washing1 cleaning of silver1 baking1 and many things besides4 ,sunday is often the hardest day of all2 the children require especial care4 ,there is church in the morning1 ,sunday school in the afternoon1 and1 in many cases1 church at night4 ,in the mean while the children are on hand all the time4 ,where is the man who will say that his business life is as exacting or as harassing as the work which is here outlined8 ,in the pages which follow it is the intention to bear the housekeeper and her requirements in mind1 and to suggest what is properly due her in the way of labor-saving devices1 with a view to facilitate the manifold operations of housekeeping4 ,,chapter ,,iii4 ,,modern ,,conveniences4--,a ,,little ,,history4--,,plans ,,that ,,make ,,extra ,,work4--,,modern ,,conveniences ,,enumerated4 ,most of the conveniences of housekeeping are modern4 ,it is only within the past few years that the demands of the housekeeper for helps or aids in making her work easier were thought worth considering4 ,even now we occasionally meet men who think that anything that was good enough for their mothers is good enough for their wives4 ,we have in mind a farmer who1 during fifteen years1 purchased three large farms4 ,he buried a wife for every farm4 ,their death was the result of more than slavish work4 ,the disposition which leads in this direction often continues after the time when economy does not demand close living4 ,the man who moves west to a new country cannot pay for many of the modern conveniences4 ,the demand for them is not great4 ,such a man usually builds a house of two or three rooms4 ,the family cook and eat in the kitchen2 they sit there between meals4 ,the other rooms are for beds4 ,there is not a great deal of house-work to be done in a house of this kind4 ,the trouble comes when the pioneer becomes wealthier1 and builds a large house in town or on the farm4 ,possibly his wife or daughters do the work as they did in the smaller house4 ,if not1 it is done by one servant4 ,the work in this house is a great deal harder4 ,there is a great deal more of it than there was in the two or three room house1 which was built during their earlier life4 ,in the former house1 if they had coffee1 it was poured from the pot in which it was made directly into the cups which were on the table4 ,the meat was taken from the skillet in which it was cooked and put into the plates of those who ate it4 ,if they had pancakes1 the wife would sit with her back near the stove1 where she could easily reach the griddle to grease it and turn the cakes while she was eating her meal4 ,there was no formal dessert4 ,the pie was eaten from the same plates as the rest of the food4 ,there were no napkins2 often1 no tablecloth4 ,it did not take long to wash the dishes after a meal of this kind--there were not many of them4 ,in from fifteen to twenty-five minutes after the meal was over1 the wife could be seen sitting by the kitchen stove1 sewing or knitting4 ,the pans and the kettles were out of the way1 and the kitchen was turned into a sitting-room4 ,if the weather was cold1 the door into the bedroom was open2 the whole house was warm and comfortable4 ,wood was plenty and cheap4 ,this woman's troubles began when her husband1 by dint of hard work and close economy1 found himself in a position to gratify his pride in his accumulated wealth by building a new house4 ,it was a big white house with green blinds4 ,the stories were twelve or thirteen feet high2 a large hall ran through the centre2 the kitchen had nothing in it but doors and windows and a stove-hole2 there was no sink1 no conveniences of any kind4 ,they now had a separate dining and sitting room1 and an awful parlor with brussels carpet on it1 which had red and green flowers all over it4 ,the bedrooms were upstairs4 ,they were all large2 wood-work painted white4 ,in the winter they were cold4 ,the old habits of economy which made this house possible had so fixed themselves upon the occupants that they would not build a fire in the bedrooms4 ,they said that they didn't think it healthy to sleep in a warm room4 ,people go to see ,mrs4 ,green in her new house4 ,they go through and look at it1 and say1 ,oh1 how nice4 ,but they find a tired woman4 ,she doesn't sit down to sew or knit in a few minutes after the meal is over1 as she used to4 ,she is at work all the time4 ,the children must have clothes to fit the house4 ,there is more sweeping and dusting to do2 there are more dishes to wash2 there is more of everything to do4 ,still1 she came into the new house expecting to find things different and easier than they were before4 ,the modern conveniences are those arrangements and appliances which make it possible for people to live comfortably in a larger house1 without seriously increasing the cares which they had in a smaller one4 ,in the old house of two or three rooms the mother would bathe the children once a week in a tub by the kitchen fire4 ,the tub would be dragged out the door1 which was not very high above the ground1 and the water emptied into the yard4 ,in the new house it is different4 ,the water is carried from the pump in the back yard1 and from the kitchen stove1 upstairs into one of the rooms4 ,then it has to be carried down again1 emptied into the alley or the yard4 ,the living habits are all changed without the compensating conveniences which naturally belong to them4 ,it is probable that ,mrs4 ,green keeps a girl1 but even then she has infinitely more work to do than ever belonged to the old home4 ,she cannot understand it4 ,she has a new house and a girl1 and yet she is always tired4 ,most of the houses in the newer cities and towns are1 in a measure1 similar to this4 ,nearly every one attempts to live up to the mark set by those who have all of the appliances of modern housekeeping4 ,coal and water have to be carried all over the house4 ,slops and ashes have to be carried downstairs and out of the building4 ,by attracting attention to the inconveniences of housekeeping1 we may see and understand the full meaning of the term modern conveniences4 ,there is a natural call for dish-washing arrangements to take the place of the square table1 with the dish-pan1 the tea-kettle1 and the water-bucket4 ,in its place1 we have at one side of the kitchen1 a sink1 with cocks for hot and cold water immediately over it4 ,the tables and drain-board are arranged to simplify the operations of dish-washing4 ,the water1 instead of being carried to the yard or alley1 finds its way naturally into the drain through the sink4 ,modern laundry arrangements make it unnecessary to carry great tubs of water outside1 or to delay wash-day on account of the weather1 or to bring in the frozen clothes during the cold winter days4 ,the bath-room1 with the tub1 the water-closet1 and the wash-stand1 is on the second floor4 ,this saves a great deal of work4 ,the water does not have to be carried upstairs nor the slops down4 ,there is hot and cold water within easy reach of all the rooms4 ,often it happens that there are stationary wash-stands in the various bedrooms1 though this is only usual in the most expensive houses4 ,the amount of work which a furnace saves is not readily estimated4 ,it also saves money4 ,others of the modern conveniences are places to put things2 large closets in the bedrooms1 well supplied with drawers1 shelves1 and hooks2 a general closet on the upper floor1 which is accessible from all of the rooms1 for bedding and other articles of common use2 a ventilated closet in the bath-room1 in which soiled linen may be put without contaminating the atmosphere4 ,there should be a closet or place on the second floor for brooms1 dust-pans1 and dusters4 ,where there is no particular place for these articles1 the housekeeper or the servant has to use time in searching1 or in going up and down stairs4 ,anything which saves labor may be regarded as a modern convenience4 ,,chapter ,,iv4 ,,modern ,,architects ,,and ,,the ,,housekeeper4--,,misplaced ,,houses4--,,old ,,colonial ,,poverty ,,in ,,modern ,,colonial ,,houses4--,,affectation ,,in ,,design4--,,natural ,,development ,,of ,,american ,,architecture4--,,american ,,architecture ,,and ,,american ,,homes4 ,no one ever heard of the matter of house-planning being discussed in a convention of architects4 ,their reports will show that a great many subjects are handled1 but none so near home as this4 ,sometimes there is an effort to discover that ,america has a style of architecture peculiar to itself4 ,when such a thing becomes true1 the effort to find it will not be necessary4 ,an ,american architecture will have its growth in ,american necessities1 and not through the blind copying of foreign styles and architecture4 ,nor to have an ,american style does it necessarily mean that we should ignore foreign precedent4 ,it means that we should consider foreign architecture intelligently4 ,everything that is good should be adopted1 no matter whence it comes4 ,those of us who see what is going on in the architectural world frequently notice ,english houses designed and built for those who live in the cold ,northwest4 ,in many of them the broad1 ,english casement windows and general style of architecture1 which is suited to the gloomy light and the mild temperature of ,great ,britain1 is placed in the bright1 cold climate of the ,northwest4 ,nothing could be more out of place2 it is an affectation1 an exhibition of bad taste and poor sense4 ,the cold ,northwest1 with its bright1 clear atmosphere1 presents its own architectural conditions4 ,the work of blind copyists1 those who have so strong a regard for precedent1 is ridiculous4 ,in one of the ,eastern magazines there was an illustration showing what purported to be an old colonial cottage1 situated possibly at ,newport4 ,the architect had copied the old colonial details1 the old colonial forms1 which were very nice1 but he had also copied an idea which had its outgrowth in extreme poverty4 ,he had placed a rain barrel at the side of the house1 and had set it up on a rustic-looking bench or support1 all of which was very ridiculous4 ,this had been done in an old colonial house1 and had its origin in old colonial poverty4 ,now1 this architect1 in his respect for that which was past1 copied the faults1 the inconveniences1 and arrangements which belonged to those earlier times4 ,a course of this kind1 carried out to its fullest extent1 would lead us to barbarism4 ,in the same magazine was another house which was designed with great respect for precedent4 ,in it was a front door which was divided about half-way up1 so that the lower part might be shut and the upper part opened4 ,houses have been seen where something of this kind was reasonable1 where it had its advantages4 ,there are many places in this country where a door of this kind is almost a necessity2 but it isn't on the seashore4 ,if one has a house in the country1 or in a small country town1 where the horses and pigs1 geese1 chickens1 and other animals1 are allowed to roam about in the front yards1 a door of this kind has its uses4 ,in the summer time the upper part can be thrown back and the lower part closed1 so that the most a horse can do in the way of getting into the house is to stick his head over the top rail and look in4 ,in the country mills doors of this kind have a very proper and apt name2 they are called pig-doors4 ,they keep the pigs off the mill floor1 and1 at the same time1 allow the light and air to come from above4 ,but there is no necessity for a pig-door at ,newport or ,long ,branch1 or other seaside resort4 ,their use is a silly affectation4 ,there is no beauty in them4 ,there is no convenience which would lead to their use4 ,it is performances such as the above which retard the natural development of ,american architecture4 ,american architecture will be simply carrying out1 in an architectural way1 the requirements of the ,american people in their buildings4 ,from their homes the march of progress will be through the kitchens1 pantries1 and dining-rooms4 ,it will unite with the parlor and sitting-room ideas1 which have been more clearly worked out4 ,the exterior will be formed in a natural way by the requirements of the interior1 and by the variations of climate1 and it will be decorated in a rational1 artistic manner4 ,we will not hamper the interior by the adoption of doors and windows which possibly belonged in a cathedral of the twelfth or thirteenth century1 or the richer details of the later time1 which had their special uses and forms as the development of the necessity and requirements of that particular period4 ,the doors and windows of the nineteenth century should have their own special forms and positions4 ,they should be decorated with a true regard for precedent so long as precedent does not influence the arrangements suited to modern times4 ,the ,american style of architecture will not be developed through grand public buildings and enormous cathedrals1 or expensive dwellings4 ,in this country every one is imbued with the idea of having a home of his own1 and he desires to have it nice1 convenient1 and attractive4 ,the average home is in a small1 inexpensive house4 ,the proper construction of these buildings1 their arrangement with reference to their housekeeping requirements1 their tasteful external designs considered in a rational way1 will develop ,american architecture4 ,it will be the expression of ,american wants in a natural1 artistic spirit4 ,a ,,journey ,,through ,,the ,,house4 ,,chapter ,v4 ,,journey ,,through ,,the ,,house4--,,porch4--,,vestibule4--,,hall 4--,,long ,,halls ,,and ,,square ,,halls4--,,the ,,hall ,,that ,,is ,a ,,room4--,,reception ,,hall4--,,parlor4--,,sitting-,,room4--, ,dining-,,room4 ,in this section of the book we will make a journey through the house1 stopping at various points of interest long enough to give general consideration to the details4 ,from the principles herein derived1 the plans subsequently given are constructed4 ,every house should have a front porch4 ,it should be wide1--if possible1 eight feet1 that one may sit at a distance from the railing and afford a space for others to pass behind4 ,the porch is a protection to the front part of the house from the sun1 wind1 and1 partially1 from the cold4 ,nothing can be pleasanter than to sit on a shady porch during the warm part of the day or in the evening4 ,it is an auxiliary to the vestibule4 ,the front door should be wide--three or three and a half feet4 ,double doors look very nice from the outside1 but they are not as convenient or as easily handled as the single door4 ,the door-bell should be at the right-hand side4 ,the threshold should be elevated from three to six and a half inches above the porch floor4 ,,vestibule4 ,in the plans that are given1 various arrangements of vestibules are shown4 ,in a few instances1 direct entrances into the hall and reception-room are indicated1 but such an entrance is not as desirable as where there is a vestibule4 ,the arrangement of a vestibule for hat-rack1 umbrella-stand1 and other conveniences1 changes the hall into an available room4 ,take1 for instance1 plan ,no4 #af1 page #aec4 ,at the right1 as one enters1 is a little closet2 in it are hooks4 ,at one side is an umbrella-stand2 on the floor is a place for overshoes4 ,here one may arrange himself before going into the hall or reception-room4 ,this is altogether better than having to pass across to one side of the hall or room1 in order to find a place to deposit overshoes1 wraps1 umbrellas1 etc4 ,it saves work4 ,if this vestibule have a hard-wood floor1 and on it is placed a rug1 one may stand there and divest himself of that which he would not carry into the house1 and go into the room in good order1 leaving the muddy overshoes1 and the possible dampness of his umbrella and overcoat1 behind him4 ,this arrangement saves work2 mud is not carried into the room4 ,it is a very simple matter to care for the vestibule2 the rug on the floor may be taken to the outside1 and the deposit of mud and dust readily removed4 ,it is well to have a small mirror at the side1 or in the rack4 ,the plan mentioned is merely suggestive1 and does not apply to all houses4 ,by looking through the plans given1 various arrangements may be seen4 ,in some of them there is no vestibule4 ,not all housekeepers want the same arrangement4 ,again1 others do not care to pay for a vestibule4 ,in other instances1 the hall is too small to admit of one4 ,as said before1 a good vestibule changes the hall into a room4 ,it makes a reception-hall tolerable1 because it is not necessary to deposit there many things which should have another location4 ,a vestibule does not properly serve its purpose where there is no room or arrangement for depositing wraps1 etc4 ,the closet part of the vestibule1 shown in the cut1 can1 perhaps1 be omitted1 and hooks arranged around the wall sides4 ,a curtain could be hung across the space occupied by the closet door3 however1 all these details are matters of taste and disposition4 ,in the opening between the hall and vestibule may be placed tapestry curtains2 these are sufficient storm protectors from the outside door1 especially if the hall register is placed near it4 ,no one who has not tried it1 can realize the amount of protection from the weather that is afforded by a heavy curtain4 ,it is not necessary or desirable that a door be placed in the opening from the vestibule to the hall4 ,,hall4 ,this part of the house may be hall1 reception-hall1 or room4 ,it is a hall or passage frequently1 and not provided with a vestibule4 ,it may be a hall from its shape2 it may be a room for the same reason4 ,it may be of no use as a room1 if the stairway is improperly placed4 ,the house arranged with a long1 narrow hall1 having the stairway at the side1 is essentially wasteful of room4 ,such hall space is usually dark and gloomy as well as crowded4 ,a hall eight feet wide and twenty feet long1 contains one hundred and sixty square feet of floor-surface1 though only a limited portion of it is available1 on account of the shape of the space which remains after the stairway is placed4 ,a hall twelve by thirteen feet contains one hundred and fifty-six square feet1 but a great deal more available room4 ,the space not occupied by the stairway is in better shape4 ,a hall of this shape partakes of the nature of a room1 and may be used as such4 ,in the plan referred to a window-seat is shown4 ,this window-seat may be used as a seat in warm weather1 and1 if the front is in the proper direction1 as a conservatory in the winter4 ,there are many such arrangements as this shown in the book4 ,the hall1 in most of the plans1 is a key to the whole arrangement4 ,it has been a common1 objectionable practice during the past few years to build houses of moderate cost1 so that the hall is along one side with its entrance to the front1 and the parlor next to it2 back of the parlor is the sitting-room1 and the hall opens into the dining-room2 back of the dining-room is the kitchen1 and so on to the extreme rear with summer-kitchen1 pantry1 etc4 ,this makes a long house with only one room in front on the first floor1 and one chamber and alcove facing the street on the second4 ,thus the hall serves only as a passage-way4 ,the living-room has no front view4 ,to obviate this1 the halls in the plans1 that are considered with most favor1 are arranged to be used as rooms1 and the vestibules are built so that such a thing is possible4 ,if the hall is to be used as a vestibule1 the hat-rack and other arrangements for hanging wraps1 and the umbrella-stand1 etc41 are placed as near the front as possible4 ,where this is not done there must necessarily be a track from the front to the back1 as a mark of travel4 ,the stairway may start at one side1 and should lead towards the centre of the house4 ,the nearer it can be started to the rear of the hall1 the better2 this gives more room in front4 ,sometimes the stairway is started immediately in the rear of the reception-hall1 or from an alcove space at one side2 these are good arrangements1 depending1 of course1 upon other conditions4 ,upon one side1 or in the rear1 should be placed a grate4 ,nothing can be pleasanter when coming in from a disagreeable outside than an open-grate fire2 this needs no argument4 ,under the stairway1 or in some convenient nook1 it is well to have a lavatory4 ,the hall should be arranged as a centre from which to pass to the parlor1 living-room1 and dining-room4 ,it is important to consider in this connection that the hall1 and the stairway in it1 should be placed so that the stair-landing above is in the centre of the house4 ,thus we have in the centre of the building only a small hall as a starting-point2 hence less waste room4 ,when the stairway lands near the front wall on the second floor1 a passage must be provided to the rear of the house4 ,where the landing is in the centre1 we have only to pass into rooms without extra steps through long halls4 ,for example1 see plan ,no4 #a1 page #aaj4 ,not every one cares to use the front hall as a reception-room4 ,there is certainly no objection to naming and using it otherwise4 ,,reception-,,hall1 ,,parlor1 ,,and ,,sitting-,,room4 ,during recent years there is more of a disposition to live all over the house2 one reason for this is the improved heating arrangements4 ,the terms sitting-room1 parlor1 reception-room1 mean less in a distinctive sense1 and are used largely for the purpose of classification4 ,we will consider the parlor and the sitting-room in the same connection4 ,the parlor has lost the awful stiffness of times past4 ,it is now a reception-room4 ,in a house where there is a reception-hall in front1 and the sitting-room to one side1 both having a distinct front view1 as is shown in many of the plans1 a lady may occupy the front room and have her children and work around her1 if desirable4 ,a caller may be received in the reception-room2 these1 however1 are matters of individual preference4 ,the vestibule may be planned so that it will have an entrance to both reception-room and sitting-room4 ,in some instances the arrangement of sitting-room and reception-hall are reversed4 ,the hall is the sitting-room1 and the other room the parlor4 ,if doors are used between hall and sitting-room1 they should be sliding2 the effect is better1 and the separation of the rooms as complete as necessary4 ,such doors should always be hung from the top4 ,the sitting-room should certainly be as good a room as any in the house2 as well located4 ,there should be a closet on the first floor1 and1 if possible1 it should communicate with this room2 if not that1 with the dining-room or reception-hall next to it4 ,certainly the sitting-room should always be provided with a grate4 ,a window-seat in the hall1 parlor1 reception1 or other room1 is really a great addition in more ways than one4 ,it is not only attractive1 but it adds to the availability of a room4 ,where there is space for three or four people to sit1 in case of necessity1 it is like seating that number of people outside of the room4 ,they are comfortable1 and the room has that much added to its seating capacity4 ,a bay window arranged in this way is pleasant indeed4 ,wall space is of great importance in these rooms4 ,in planning a house1 the piano1 pictures1 lounges1 book-shelves1 book-cases1 bric--brac1 etc41 should be in mind4 ,in a house of moderate size1 it is1 ordinarily1 not necessary that the reception-hall1 parlor1 or sitting-room should be wider than thirteen and a half feet1 and from fifteen to eighteen feet in length4 ,however1 this is not wide enough for those who entertain largely4 ,a room thirteen and a half feet1 with much furniture in it1 is not wide enough for dancing4 ,a house arranged with a reception-hall1 parlor1 sitting-room1 dining-room1 etc41 is used when it is desired to entertain a great deal2 but for those who are living economically1 whose means are limited1 one of these rooms may be omitted4 ,in many of the modern houses the number of rooms on the first floor has been decreased and their size increased4 ,oftentimes there is a reception-hall1 a small library1 and a dining-room only1 as belonging to the living part of the house on the first floor4 ,an arrangement of this kind belongs more particularly to a house which is occupied during only a part of the year2 say as summer cottages in the ,north1 and winter houses in the ,south4 ,modern ways of living make a larger number of rooms less desirable4 ,when it is possible1 it is pleasant to have a little room off from the library as a study1 or for a doctor as a reception-room or office4 ,where one does work at home1 it is advantageous to have a private room that insures isolation1 be it never so small4 ,often the library1 so called in an ordinary sense1 is not a library at all4 ,there may be a few books in it1 but it is used as a sitting-room or passage1 and has no distinct necessity or use4 ,additional rooms require more work than the same amount of floor space in a less number of rooms4 ,the addition of rooms multiplies corners1 windows1 doors1 etc41 and adds more cost and labor1 than does mere additional space4 ,the availability of a room is not always dependent upon its size4 ,a good deal depends upon the arrangement of wall space4 ,a room may be large and still have no room for the furniture that is to go into it4 ,it may be small and still have room enough4 ,,dining-,,room4 ,a good width for a dining-room is thirteen feet4 ,where one can afford it1 it should be from fifteen to twenty feet in length2 larger than this is a luxury4 ,its location1 for the most part1 is back of the sitting-room or hall4 ,a grate in the dining-room is not altogether desirable2 it is always at somebody's back4 ,again1 a grate does not heat a room uniformly4 ,it is very common to provide sliding-doors to connect the dining-room with other parts of the house1 even with the parlor2 but they are not the best kind to use4 ,sound and the odors of the food are more readily communicated through sliding-doors than others4 ,for that reason they should not be used4 ,a large1 single door1 three and a half feet wide1 is preferable1 though it does not always give the desired opening4 ,generally speaking1 it is easier to provide wall space when planning a dining-room than in any of the other rooms in the house4 ,a large number of windows is not necessary1 and one of them can be placed high1 and thus afford space for a sideboard4 ,this sideboard should be placed at the end of the room nearest the entrance to the kitchen and china-closet1 where such is used4 ,the sideboard has various uses1 according to the plans of the housekeeper4 ,in some cases it is merely a place to display dainty china and other table furniture4 ,below are places for linen and table cutlery4 ,in other cases1 the sideboard is used as a buffet2 as a place from which to serve the food4 ,sometimes this is carried to the extremest degree1 and includes the carving1 and the serving of that which goes with the meats4 ,it was very common in times past to use a slide connecting kitchen and dining-room4 ,a passage is much better4 ,the slide is worse than a door in communicating sounds and odors4 ,in some of the plans in this book1 doors are shown opening directly into the kitchen4 ,this is done under protest2 the owner of the house would have it so4 ,the sideboard may be built as a part of the house4 ,this is well enough when the question of cost is not important4 ,from the dining-room we will pass to the kitchen4 ,,chapter ,,vi4 ,,kitchens4--,,the ,,kitchen ,a ,,workshop4--,,work ,,to ,,be ,,done ,,in ,a ,,kitchen4--,a ,,plan4--,,fittings4--,,dish-,,washing ,,conveniences4--,,sink ,,and ,,tables4--,,china-,,closet4--,,pantry4- -,,combination ,,pantry4--,,pantry ,,fittings4--,,work ,,in ,a ,,pantry4--,a ,,dough-,,board4--,,flour-,,bin4--,,pant ry ,,stores4--,,cupboard4--,,refrigerator ,,arrangements4--,,pantry ,,utensils4--,a ,,dry-,,box4--,,soap-,,box4--,,ventilati on ,,of ,,kitchen4--,,general ,,principles ,,of ,,kitchen ,,planning4 ,the kitchen existed in its state of greatest cleanliness and order a good many years ago in ,new ,england1 where it was largely used as a sitting and dining room4 ,as people became more prosperous1 they moved out of the kitchen2 they had a separate sitting-room4 ,it was then that the kitchen began to decline4 ,after this it was often literally as well as figuratively separated from the living part of the house4 ,the public has not suffered through lack of information on cookery and general housekeeping topics4 ,little has been said1 however1 about the house itself1 with regard to its arrangements for facilitating the manifold operations of housekeeping4 ,the subject is a broad one1 and may be treated with some respect to detail4 ,as the heart of the house1 the kitchen may be given serious consideration4 ,in the modern house the kitchen is merely the place where the food is prepared for the table4 ,the controlling idea and its arrangements should be to afford facilities for doing the work with as little labor as possible4 ,the kitchen is the workshop of the house4 ,it should be arranged and planned according to the same general principles as any other workshop4 ,a manufacturer arranges his foundry1 his mill1 or his printing-house1 with reference to the saving of labor1 for the purpose of saving money4 ,when we save labor in a kitchen1 we save the energy of the housekeeper1 and1 possibly1 money4 ,an article on this subject was probably never written that did not pretend to describe the model kitchen4 ,it is safe to say that no such kitchen was regarded as model by all readers4 ,a model kitchen is something which is out of reason4 ,no two housekeepers have the same requirements4 ,housekeeping practice varies greatly4 ,again1 the kitchen that can be built to one floor-plan cannot be built to another4 ,in describing a kitchen1 it is in mind to set forth certain general principles for the benefit of those interested4 ,there is little difference between the requirements of a kitchen for a house of moderate cost and an expensive house4 ,work of the same general character is done in every kitchen4 ,the conveniences are more a matter of thought than of money4 ,elaborate details add much to the cost1 but little to the convenience4 ,there is little or no difference between the cost of a well-planned kitchen and one which is poorly planned4 ,to state the case broadly1 a kitchen should be arranged solely with reference to the work which is to be done in it3 the cooking1 dish-washing1 the care of the kitchen itself1 and possibly the laundry work4 ,this latter work should be removed from the kitchen--in any event1 the washing should be done elsewhere--when it is at all possible4 ,the steam and odor from the washing1 which not only fill the kitchen but permeate the house1 are enough to render whatever food there is in the kitchen unfit for use4 ,it is altogether possible to arrange in the cellar of any house that is being built1 and in many that are already built1 at a trifling cost1 a laundry in which the washing and ironing may be comfortably done4 ,of course this does not contemplate set tubs2 but set tubs are not found in houses where the washing and ironing are done in the kitchen1 and it is possible to do this work both well and easily without their use4 ,there is little or no objection to doing the ironing in a well-ventilated kitchen4 ,it is clean work1 and while doing it the servant may attend to any cooking which is necessary1 and see that the other work of the house moves forward4 ,illustration3 ,fig4 #b4 ,the kitchen the plan of which is here given 7,fig4 #b7 has been in use for three years under the varying conditions of one or two servants1 and at times none at all4 ,these are the conditions under which most housekeepers operate4 ,there have been no emergencies in which the kitchen and pantries have not proven themselves ample1 and none in which the housekeeper thought that they were too large and complicated4 ,it is as necessary in houses where the means for maintenance is simply moderate1 that a kitchen should not be too large as that it should afford ample facilities for accomplishing any work which may be done4 ,the kitchen itself is thirteen and one-half by fourteen and one-half feet4 ,in it are placed the range1 tables1 sink1 drain-board1 etc41 and the kitchen safe4 ,the room has been found large enough for the work which is to be done there1 and not so large that the tables1 range1 and safe are so far apart that time and strength are wasted moving from one to another4 ,the kitchen has one large window in it1 which is three feet from the floor4 ,this permits the placing of a table1 ironing-board1 or chair under it1 and thus gives additional wall space4 ,there are two windows in the pantry1 and a draught is secured through them1 the kitchen window1 and the transom over the door4 ,the door is glazed4 ,the most disagreeable work of a kitchen1 and that which takes much time1 is the dish-washing4 ,it is possible to make this work lighter and pleasanter than is usual4 ,the necessary conditions are plenty of water1 hot and cold1 a place where the dishes will drain themselves1 an abundance of table room for them both before and after washing4 ,in the kitchen given the sink is placed next the kitchen flue4 ,this gives a place for the pipe duct next the warm bricks1 which prevent freezing even in severe cold weather4 ,during the three years in which this kitchen has been in use they have never frozen1 even when the temperature was twenty degrees below zero4 ,the exact construction of this kitchen pipe-duct and other kitchen wood-work is given elsewhere4 ,the range1 which is usually next the flue1 is1 in this instance1 placed at some distance from it4 ,there is no reason why this should not be done1 as it has been in many instances1 with no disagreeable results4 ,the sink is not enclosed1 but stands upon legs4 ,enclosed sinks are places which cannot be kept clean even with the utmost vigilance4 ,the brushes1 scrub-rags1 and buckets1 which are usually kept there1 are in this kitchen provided a place elsewhere4 ,illustration3 ,fig4 #c4 ,at the left of the sink is a table2 at the right1 a drain-board1 which is inclined toward the sink1 and provided with grooves4 ,at the right of this is a swing-table on the same level4 ,the soiled dishes are placed on the table at the left1 washed in the sink1 which is provided with cocks for hot and cold water1 drained on the drain-board1 and1 when wiped1 placed on the table at the right4 ,a glance at the plan will show that they are then beside the door which leads to the china-closet1 and may be quickly placed where they belong4 ,it may be well to say a few words about the china-closet4 ,the shelves are placed in a passage which leads from the kitchen to the dining-room1 and are separated from the passage by doors4 ,this passage is lighted by a window1 and has two doors leading into it--one from the dining-room1 and one from the kitchen 7,fig4 #b74 ,these doors are swung on double swinging hinges1 so that they may be opened by merely pushing against them1 and will then swing back noiselessly into a closed position4 ,one may pass through doors of this kind with a tray full of dishes without touching them with the hand4 ,this arrangement dispenses with the necessity for a slide1 and also does away with the noises and odors from the kitchen1 which so readily find their way to the rest of the house where a slide is used4 ,however1 if a slide is really desired1 it can be placed over either the table at the left of the sink or over the swing-table at the right1 and be convenient from both kitchen and dining-room4 ,the china-pantry could be readily enlarged into a butler's pantry1 by extending it across the end of the dining-room1 and placing the end window of this room on one side1 thus bringing two windows on the same wall4 ,there is a movable shelf under one of the permanent shelves in this china-closet1 which can be drawn out in order to place a tray of dishes on it while they are being put away1 and which can be pushed out of the way when not in use4 ,this shelf is also of service as a place upon which to arrange the different dishes needed for the several courses of a meal1 and in this way facilitates the table service4 ,in ,fig4 #d1 the combination idea is carried out in pantry and china-closet4 ,the pantry-cupboard projects into the room in a way to form a partition between the pantry and china-closet1 and1 at the same time1 admits of a passage between the kitchen and dining-room with a separation of two doors4 ,fig4 #e indicates an approved form of construction of china-closet and pantry1 such as may be used in most of the pantries and china-rooms which are in this book4 ,illustration3 ,fig4 #d4 ,the work which takes the most time is the preparation of food1 and every well-planned kitchen has its arrangements for lightening this burden4 ,the first consideration is the location of the utensils1 and the table and sink where the meats and vegetables are prepared4 ,all should be near enough to the range so that there are no unnecessary steps to be taken4 ,the number that are taken where the sink is in one corner of the kitchen1 the table in another1 and the range removed from both1 is innumerable4 ,in this kitchen the table proper and the sink are together1 and they are but a step from the range4 ,there is a small swing-table attached to the wall at one side of the range4 ,this provides a place for utensils1 such as spoons1 and forks1 and dishes1 such as those holding pancake batter1 which are in constant use during cooking1 and which cannot be held in the hand while the cooking is in progress4 ,this alone saves many steps4 ,the drain-board is a good place for draining vegetables1 and to place utensils which are used in the preparation of food4 ,above the sink are hooks1 etc41 upon which to keep small utensils4 ,in localities where there is much dust coming in from the outside these utensils must be kept elsewhere1 behind closed doors4 ,illustration3 ,fig4 #e4 ,for the preparation of bread1 cake1 pastries1 etc41 the pantry is provided4 ,in it are places for everything which can be used for such preparation4 ,one can go out of the heat and noise of the kitchen into a little room which holds everything that can possibly be needed1 and there prepare those articles of food which take the most time and careful attention4 ,in ,fig4 #b are two windows2 under one is the dough-board4 ,this is a table fastened to the wall at a convenient height for moulding and general work of this character4 ,on one end is a piece of marble1 twelve inches wide by sixteen long1 which is used for moulding purposes4 ,the advantages of such a piece of marble are numerous4 ,it is as easily cleaned as a dish and requires no scouring1 and1 as dough does not readily stick to it1 moulding can be done without the trouble which comes from the use of a board4 ,this piece of marble is not fastened to the dough-board1 as is sometimes done4 ,where it is set into the board there will always be creases in which dough will lodge1 and it can only be cleaned with the greatest trouble4 ,where it is free1 it can be raised from the board occasionally1 and everything thoroughly cleaned4 ,at the right of the board is the flour-bin1 which contains places for various kinds of flour and meal4 ,next to it is the refrigerator4 ,over the refrigerator is a window which opens on the porch1 and through which the ice may be placed without the iceman going through the kitchen with his wet feet and dripping load4 ,at the left of the dough-board are shelves for keeping stores4 ,the lower shelves are enclosed by doors and provided with a lock1 so that extra stores may be placed there for safe keeping1 where this is found desirable4 ,the upper shelves are exposed4 ,on them are kept sugar1 tea1 coffee1 baking-powder1 and kindred stores1 which are in every-day use1 and can be reached easier if there are no doors to be opened and closed4 ,they should be kept in air-tight cans1 which prevent their exposure to dust1 insects1 and air4 ,back of the door opening into the kitchen are hooks for the utensils which more properly belong in the pantry than the kitchen4 ,many housekeepers prefer to keep the refrigerator in the cellar1 on account of the waste in the ice4 ,this waste1 to the mind of the writer1 is a small matter4 ,the time spent by either housekeeper or servant in going into the cellar could much better be occupied in doing something else which would save more than does keeping the refrigerator below4 ,then1 again1 when it is kept in the pantry it can readily be provided with a zinc drain to the outside1 which saves some little labor4 ,in the cellar such a drain would only be possible where sand could be reached4 ,a refrigerator should never1 under any circumstances1 be drained into the sewer1 as is sometimes done4 ,the utensils which properly belong to the kitchen are kept in an old-fashioned kitchen safe1 rather than in a closet opening out from the kitchen4 ,a safe is more readily cleaned than a closet1 and the perforated metal doors render the upper part of it an excellent place for storing cold food1 which it is not desirable to keep in the refrigerator4 ,then if1 as may happen in any kitchen which is left to the care of servants1 vermin should take possession1 the safe can be moved from the room1 and trouble from this source avoided4 ,the entrance to the cellar is near the table1 as marked4 ,at the head of the cellar are placed brooms1 mops1 and dust-pans1 and above these1 well away from the head when going below1 is a shelf upon which two buckets can be placed4 ,back of the range is a small wooden box1 thirty inches long by twenty-two inches wide and twelve inches deep1 which is provided with a door and shelves4 ,these shelves1 as well as the top and bottom1 have holes bored through them in order to allow the passage of hot air4 ,in this box scrubbing-rags and brushes dry at once1 and never have a bad odor4 ,the box is of the same wood as the other kitchen finish1 and looks as if it were a part of it4 ,a soap-box1 with construction similar to the above1 may be provided4 ,it should have a tin-pipe connection with flue or other ventilating apparatus4 ,it will dry the soap and render its use less wasteful4 ,the ventilation of the kitchen is an important matter4 ,the ideal kitchen has no rooms over it1 and has ventilators in the ceiling4 ,but this is not possible in most houses1 and a substitute must be provided4 ,an inverted sheet-iron hopper placed over the range1 with an opening into either the flue or the outside of the house1 will carry out the odors from cooking4 ,an opening into the pipe-duct which holds the plumbing pipes will keep them from freezing in cold weather at the same time that it helps ventilate4 ,an important consideration in a kitchen is to build it so that it will not readily accumulate dirt1 and can be easily cleaned4 ,a large amount of time is spent in every well-kept house in cleaning the kitchen4 ,the floor should be of oak1 maple1 or other hard wood1 oiled1 waxed1 or finished with regular floor-finishing4 ,the casings and doors are1 of course1 kept in better condition1 with less labor1 when of hard wood4 ,where this is not attainable1 poplar1 or other similar wood1 finished with a varnish which will stand warm water1 will prove a very good substitute4 ,the tables should be either of oak1 which requires little scrubbing1 or poplar1 which is so easily scrubbed that it is always white enough to delight the heart of the most particular housekeeper4 ,a kitchen finished in this way is much less care than when the floor is of soft wood1 and the finish a soft wood painted4 ,all kitchens in this book are planned according to the principles here set forth4 ,they do not pretend to be exactly like this one1 but the same general principle runs through all4 ,there are very good reasons why wainscoting should not be used in a kitchen1 and no compensating advantages4 ,the bead-joints and extra wood-work thereof make labor in the impossible task of keeping it clean4 ,the less wood-work there is in a kitchen1 the better4 ,there are various kind of water-proof proprietary plaster finishes which may be used in finishing the walls and ceiling of a kitchen4 ,where they are not used1 a white skim coat should be put on and painted after about a year's use4 ,,chapter ,,vii4 ,,cellar4--,,fuel ,,departments4--,,furnace ,,conveniences4--,,coal-,,bins4--,,cemen t ,,floors4--,,light ,,in ,,the ,,cellar4--,a ,,cellar-,,closet4--,,outside ,,cellar-,,door4 ,the cellar was originally a hole in the ground4 ,in the modern house1 that is arranged to please the house-keeper1 it is well lighted2 provided with a smooth cement floor that is easily cleaned2 is not open as one room1 but has apartments--one for a laundry1 another for fuel and furnace1 and still others for fruits and general stores4 ,in the matter of fuel there is no reason why the entire winter supply should not be in the basement4 ,it is certainly a great deal worse to go outside of the house in winter time from a hot1 steaming kitchen1 than it is to go into the basement for the fuel4 ,however1 there is some objection to storing wood in the cellar1 for the reason that it brings bugs1 ants1 and vermin into the house4 ,coal-bins should be constructed with hopper bottoms1--with bottom and sides slanting from level of outside grade-line to cellar floor1--where the location will admit of it4 ,when there is not a cellar under all of the house1 it is generally possible to arrange the coal-bin under the part without cellar1 and slanting down to the part so used4 ,this is illustrated in plan ,no4 #aa1 ,chapter ,,xx4 ,there the coal is put through the windows into the bins1 and slides down to the opening in cellar4 ,for each shovelful of coal taken away from the lower opening1 another will take its place4 ,this is particularly true with crushed coke1 or anthracite coal1 or nut and egg sizes of other fuel4 ,the lump sizes require a larger opening than the usual twenty-inch-square opening for the coal mentioned4 ,these bins should be lined on the bottom preferably with bricks laid in cement4 ,if this is not used1 two-inch oak boards will do4 ,partitions of the same material should be used to separate the various bins4 ,with an arrangement of this kind a large amount of storage capacity can be provided4 ,under some circumstances this plan cannot be adopted4 ,in such a case the ordinary bins may be used4 ,as houses are now planned1 the first tier of joists are placed from twenty to twenty-four inches above the grade-line4 ,where it is not possible to secure that height for cellar-windows1 areas may be built of brick or stone1 and additional light provided4 ,light is the enemy of disorder and uncleanliness2 where there is exposure there will be less disorder4 ,it is not necessary to have the cellar under the whole house1 for reasons as mentioned1 and on account of the cost4 ,it is sometimes important that savings of all kinds be made4 ,the furnace may be set in a pit with its face directed to the cellar4 ,it is best that the opening from the hoppered coal-bins1 above described1 be close to the furnace4 ,if it can be opened at the side1 so that one can stand in the pit and throw coal in the fire-box1 it is better than any other arrangement4 ,the ordinary cellar is seven feet in the clear1 and1 for this reason1 it is nearly always necessary to pit the furnace4 ,this is done by digging an extra depth1 and lining the area and opening with brick4 ,near enough to the furnace to be warm1 should be a closet for canned fruit1 made of flooring-boards1 if not of more substantial material1 and provided with a door and lock4 ,it should be shelved with board about seven inches apart4 ,other winter stores1 like potatoes1 cabbage1 etc41 should be kept in a dark cellar with an earth floor4 ,it is the opinion of farmers and others that vegetables keep best when lying next the ground4 ,the cellar-involving arrangements here outlined may be seen in plan ,no4 #aa4 ,the outside door1 which leads into the cellar1 should bolt on the inside1 and the upper cellar door on the outside4 ,there should be doors provided to separate the different rooms4 ,where cost is an item1 they may be made of two thicknesses of flooring4 ,cellar-windows should be hung on hinges1 and provided with bolt fastenings2 catches are not secure4 ,,chapter ,,viii4 ,a ,,low-,,cost ,,laundry4--,,blue ,,monday4--,,basement ,,laundry4--,,low-,,cost ,,conveniences4--,,inexpensive ,,laundry ,,fittings4--,,hot ,,and ,,cold ,,water ,,arrangements4--,a ,,labor-,,saving ,,laundry4--,a ,,place ,,to ,,do ,,fruit-,,canning4 ,the term ,blue ,monday probably originated on account of its being general wash-day1 and a day in which everybody about the house undertook to do an impossible amount of work with limited resources4 ,most of the washings in this country are done in the kitchen4 ,the wash-boiler is on the stove1 and the servant or mistress of the house1 or both1 attempt to wash and do their cooking without seriously disturbing the routine of meals4 ,there is a fussiness about everything pertaining to that day1 which creates an atmosphere of blueness which is proverbial4 ,the steamy1 crowded kitchen1 the almost inevitable wetness or slipperiness1 the great physical exertion required1 the carrying of water1 the lifting of tubs1 are all uncomfortable1 and the work is done at a great disadvantage4 ,in an expensive house1 where there is plenty of money1 ,monday is not so blue4 ,immunity is purchased4 ,possibly the clothes are sent from the house to be washed in somebody else's kitchen2 maybe to be worn by some one else before they are returned1 and often to be injured or destroyed by the strong washing-mixtures and soaps1 which are made to save rubbing4 ,this kind of immunity is expensive4 ,it is too expensive for the large majority of people4 ,it is annoying to all alike4 ,laundry work will sometime be done at a cost which will admit of people of moderate means having this work done at a public laundry4 ,at present1 the general laundry work of an ordinary household cannot be done in this way1 on account of the expense4 ,the general public laundry1 where arrangements are made to do the entire family washing at a low cost1 is a complete solution of the ,blue-,monday problem2 but until the laundry is an accomplished fact1 such work will be done at home1 and a family laundry must be considered in house-building4 ,it would be a very easy matter to arrange a laundry which would meet all the desired conditions1 if we were to operate independent of cost1 but the large majority of people are not independent in this way4 ,if it were not a matter of cost1 we would have an independent room for the laundry work1 with porcelain tubs1 and hot and cold water running into all of them2 we could have a steam-drier1 and many other things1 which it is useless to mention here4 ,it is the laundry of the moderate-cost house which interests the largest number of people4 ,we must have a place to do laundry work which is a compromise between the foggy kitchen and the laundry with porcelain tubs4 ,as houses are now built1 the first floor is usually from two and a half to three feet above the grade4 ,this affords abundant opportunity of getting a well-lighted basement4 ,if the basement is dark1 put more windows in it1 and whitewash the walls and ceilings4 ,cement the floor4 ,put in a slop sink1 and give it a trapped connection with the vault or sewer4 ,provide a pump over this sink to connect with the cistern4 ,if the city water is soft1 this will be used and no pump will be required4 ,then a laundry stove is to be provided4 ,thus we have everything ready for use without much labor1 and certainly at a very low cost4 ,the basement should be light under any circumstances4 ,the floor should be cemented1 the joists should be whitewashed1 so that the only additions necessary to make the laundry work easy are a laundry stove1 a place to throw waste water1 and a supply of hot and cold water4 ,if one does not care to heat the water in the ordinary boiler1 there is a very simple device for heating water which may be placed in any laundry4 ,an open tank1 which will hold two or three barrels of water1 can be placed over the stove and next to the joist4 ,from it a connection can be made with the laundry stove by means of lead and iron pipe4 ,this pipe should start from the bottom of the tank and connect with an iron pipe which enters the stove1 and passes around the inside of the fire-pot1 then to the outside and connects with another lead pipe1 which empties into the tank again on a level above the first opening4 ,thus the cold water would come from the bottom of the tank1 through the stove where it would be heated1 thence upward and into the tank4 ,this would give a hot-water circulating connection1 and in this way provide hot water for use in the laundry4 ,this arrangement would require a low-cost force-pump to force the water to the tank4 ,there are many kinds of these pumps1 which are substantial and can be secured at a low cost4 ,the pipe from the stove could be supplied with a compression cock from which the water could be drawn into the tubs4 ,the better way would be to have an independent tank connection4 ,lead pipe was mentioned as being the pipe to use in making the connection with the iron pipe in the laundry stove4 ,galvanized iron pipe would answer every purpose and cost a little less4 ,where set tubs are not used1 the water could be readily distributed by means of a hose pipe4 ,if the above arrangement is too expensive1 the stove only can be used for heating water4 ,set tubs might be used instead of the ordinary wooden ones which were contemplated1 and would save a good deal of labor1 but the cost is something which all cannot afford4 ,the arrangement described here can be reached by nearly every one of moderate means4 ,it provides a place to throw slop water1 and brings hot and cold water close at hand4 ,it isolates the washing from the cooking1 and the smell of washing from the whole house4 ,it is very different from the conditions in most houses1 where the water has to be carried from the backyard into the house1 lifted to the stove1 poured into the tubs1 and afterward carried out1 a bucket at a time1 and emptied over the back fence1 if the tub is not dragged out and emptied into the yard4 ,it is well in building a new house to have an outside cellar-way to facilitate the use of the laundry below4 ,in such a case the clothes can be carried into the yard without being taken through the kitchen4 ,there will be times when the weather will not permit taking the clothes outdoors4 ,in very cold weather it should never be done4 ,it is murderous for a woman to have to carry clothes from a hot1 steamy laundry or kitchen at eighty degrees to the cold1 dry air of the outside4 ,there is no woman so strong that she can stand this4 ,all the clothes can be readily dried in the basement4 ,here is presented another argument in favor of the laundry below4 ,the washing can always be done at the appointed time in spite of the weather4 ,when one goes into a large attic he is apt to say1 ,what a splendid place to dry clothes4 ,people who dry clothes in the attic usually do the washing in the kitchen4 ,a basement laundry is a cool place in summer and a warm one in winter4 ,there is no better place for ironing in warm weather1 for even with a fire the basement is always cool4 ,nor can there be a better place for canning fruit4 ,the conveniences of plenty of water1 a fire1 and yet a cool place for doing this extremely laborious work1 will be readily appreciated4 ,,chapter ,,ix4 ,,the ,,second ,,floor4--,,stairways4--,,the ,,combination ,,stairway4--,,ideal ,,number ,,of ,,bedrooms4--,,large ,,closets ,,and ,,plenty ,,of ,,them4--,a ,,linen-,,closet4--,,placing ,,of ,,gas-,,fixtures4--,,servant',s ,,room4--,,bath-,,room4--,,an ,,attic4--,,attic ,,closets4--,,attic ,,rooms4 ,in many houses a combination stairway is used4 ,by this is meant one in which the front and rear stairways run together in a common landing4 ,in this case1 there should be doors separating the rear from the front stairway1 one at the beginning1 and one at the end of the rear part4 ,the combination stairway is a compromise4 ,oftentimes1 however1 one can secure other things which are desirable by its use4 ,there are other compromises more objectionable than the combination stairway4 ,a stairway of this kind is not used as the most desirable thing1 but as the least objectionable of other compromises2 for instance1 if one can secure1 for a given cost1 an additional room or two by using a combination stairway1 the room is frequently preferable4 ,no one can doubt but that a front stairway1 entirely separated from the one in the rear1 is the best thing to have2 however1 it is easy to understand that a combination stairway may be used for reasons above stated4 ,in some of the plans a stairway is shown1 starting from a stair-hall in the rear of reception-hall or room4 ,under such circumstances1 a combination is not necessary4 ,one can come from the kitchen and go upstairs without being observed from the other parts of the house4 ,again1 combinations are sometimes used so that they apply to the servant's room as a continuous stairway1 and as a combination to the other parts of the house4 ,this is true of several plans given4 ,it is almost superfluous to say that a stairway should be easy1 still it is known that not all are so4 ,the one in the front part of the building should always be made without winders2 that in the rear1 the same way if possible4 ,landings are preferable1 and make a staircase beautiful4 ,stairways may be considered from a hygienic standpoint4 ,this1 however1 is not necessary in this connection4 ,where there is only one stairway1 it is not uncommon to have it start from the dining-room1 and1 if one stops to think about it1 this is not a bad arrangement4 ,the dining-room is centrally located1 and the stairway may be used by the servants when this room is not otherwise in use4 ,certainly it is less objectionable than placing it in a hall through which all have to pass1 or where it is necessary to pass through other rooms to reach the second floor from the rear4 ,a combination stairway1 or one that starts up from the dining-room1 is less objectionable in a house where there is a bath-room on the second floor than it would otherwise be4 ,where the bath-room is so placed1 it is not necessary that the slops be carried down or the water carried up stairs2 and1 in other respects1 it is less necessary to use the stairway in a disagreeable way4 ,the rear stairway should be connected with the front part of the house by means of a hall on the second floor4 ,it is generally found desirable to have a girl's room near the rear stairway1 and to cut off that part of the house from the front by means of a door4 ,there should be means of lighting1 artificial and otherwise1 at the beginning and landings of all stairways4 ,in a young and growing family1 five is the ideal number of rooms for the second floor4 ,this number may be increased or decreased according to the size and development of the family4 ,where there are five rooms it affords1 first1 a family room in front1 built over the parlor or sitting-room2 next to that is a room in front for the very young children1 and afterwards for the girls2 then the room in the rear of the family room may be for the boys2 the fourth room for guests1 and the fifth for the servant4 ,the guest-room view is to the side and the rear4 ,there are cases where one must accommodate a large number of people with a smaller number of rooms1 and1 again1 a larger number of rooms is thought indispensable4 ,in connection with the size of bedrooms1 we may say what was said before1--that their availability does not depend entirely upon their size4 ,a room may be large and still not contain a place for a bed or other furniture4 ,it may be moderately small and yet have space for all4 ,the more we think about the arrangement of houses1 the larger appear the number of indispensables4 ,it used to be thought unnecessary to have a closet in every bedroom2 one was certainly enough in the family room4 ,now it is almost a necessity that there be two closets in the family room--one for the lady1 and a smaller one for the gentleman4 ,there should certainly be one closet in every bedroom1 and1 in addition to that1 one which opens from the hall1 to be used for bed-linen and general bedroom supplies4 ,a suitable place for brooms and dust-pans is the attic stairway when a special closet is not provided4 ,in lighting bedrooms there should be at least one window for each outside exposure4 ,where the size will admit1 there should be two windows placed so that the dressing-case can be set between them1 either in the corner or otherwise4 ,most bedrooms are lighted artificially by bracket lights instead of the centre light4 ,there should be one bracket on each side of the dressing-case2 if not1 a pendent light immediately over it4 ,centre connections for gas-fixture are usually provided1 but in practice many houses are not supplied with the fixture4 ,grates on the second floor make work3 carrying of fuel and ashes is always disagreeable in the extremest degree4 ,the placing of ash-pits in the cellar may make it unnecessary to carry the ashes1 but still grates make work4 ,at the same time it is very pleasant to have a grate in the bedroom2 they are the best means of ventilation known4 ,the servant's room is not usually very large1 seldom large enough4 ,it should be provided with a closet1 the same as other rooms4 ,the window in that room should be set high enough from the floor so as to admit of the placing of a trunk under it1 without interfering with the light or in other ways appearing uncomfortable4 ,the bath-room and general plumbing work are considered in detail in the following chapter4 ,it is sufficient to say that there should be as little wood-work as possible in the bath-room4 ,water-proof plastering should be used1 and when this becomes soiled it can be washed and painted4 ,there is nothing a housekeeper appreciates more than a good attic and an easy stairway leading to it4 ,often attics are not plastered2 they should always be floored at the same time the house is built4 ,where it is not possible to make divisions by plastering1 and other substantial material1 light wooden partitions will serve the purpose of providing means of classifying that which is stored in the attic1 and prevent it from being in a continual state of disorder4 ,the rooms may be fitted with shelves1 closets1 etc4 ,where it is possible so to do1 the attic room should be plastered4 ,it makes the rooms below appreciably cooler in summer4 ,in most of the plans herein illustrated1 the roof is high enough to provide space for good rooms1 with ceilings as high and as square as those of the rooms below4 ,it is cheaper to provide rooms in this way than to spread over more ground2 and there is certainly no valid objection to their use by the boys of the family4 ,,chapter ,x4 ,,plumbing4--,,is ,,plumbing ,,entirely ,,safe8--,,completeness ,,in ,,plumbing ,,apparatus4--,,labor-,,saving ,,plumbing ,,apparatus4--,,sewer ,,connections4--,,soil ,,pipe4--,a ,,trap4--,,accidents ,,to ,,traps4--,,frequent ,,use ,,of ,,plumbing ,,apparatus ,,desirable ,,for ,,safety4--,,water-,,closets4--,,simplic ity ,,in ,,plumbing4--,,drain ,,connections4--,,to ,,keep ,,plumbing ,,apparatus ,,from ,,freezing4--,,cistern ,,water ,,supply4--,,grease ,,sink4--,,flushing ,,of ,,drain4--,,bath-,,tub4 ,in considering the plumbing apparatus of a house1 the question is often asked1 ,are these things safe8 ,do they not endanger the health of the occupants of the house8 ,the answer is1 ,the plumbing apparatus may be entirely safe4 ,that it is not always so1 we all know4 ,we hear of many cases of typhoid fever1 diphtheria1 scarlet fever1 and other diseases1 which are traceable to1 or aggravated by1 defective plumbing4 ,in some sections of the country so much trouble has been caused by poor plumbing1 that the people1 as a class1 have come to be suspicious of all4 ,the reason for this is the effort to cheapen the work4 ,suffering from bad work has led to safety4 ,in larger cities this work is under the control of the city government4 ,it may be said that it is possible so to arrange the fixtures and apparatus appertaining to plumbing that it is entirely safe4 ,the question naturally follows1 ,how is this done8 ,it may be said that good work is not a great deal more expensive than poor work4 ,again1 good work is not always a question of money4 ,it is one of knowledge or inclination on the part of the plumber4 ,one in moderate circumstances1 who builds a house to cost from twenty-five hundred to four thousand dollars1 should have well water or city water1 and hot and cold cistern water in the sink in the kitchen4 ,there should be at least a slop-hopper in the laundry4 ,in the bath-room a water-closet1 a tub1 and generally a wash-stand4 ,this latter feature is not absolutely necessary1 as will be explained later4 ,in the attic there should be a tank to hold the cistern water1 which is connected with the fixtures using soft water below4 ,a force-pump1 or water-motor1 may be located in the kitchen or basement to lift the water to tank4 ,in more elaborate houses a completer plumbing apparatus may be used4 ,there may be an especial sink in the china-closet4 ,there may be wash-stands in the various chambers1 and one on the first floor4 ,there may be1 also1 an additional water-closet on the first floor1 or in the cellar1 located where it is accessible to the members of the family4 ,there are many ways of expending money in plumbing fixtures2 but1 with those first mentioned1 one may be entirely comfortable1 and derive all of the housekeeping benefits which may be expected from such conveniences4 ,unless the house be large1 an increase in the number of fixtures would increase the amount of work done in keeping them clean1 rather than save labor4 ,in the matter of safety1 another question1 which sometimes arises1 is as to the danger from the plumbing apparatus where there is no sewer connection1 or where it has to be made with a vault4 ,the protection against sewer-gas is not from the sewer itself or the vault4 ,it is entirely through protective apparatus in the house1 and the manner of the connection with the vault or sewer4 ,one may consider the conditions of safety in plumbing apparatus under two general heads4 ,first1 as to the workmanship2 second1 as to design or plan of the apparatus4 ,nothing need be said as to the workmanship1 excepting that the execution of the design1 or the benefits to be derived from it1 maybe entirely lost by defective workmanship4 ,if the work is not properly executed1 the design need not be considered4 ,the result will be bad irrespective of the plan4 ,in considering the design of the apparatus1 we will take into account the arrangement of the connections and fixtures4 ,by the latter expression is meant the tub1 the water-closet1 the wash-bowl1 and the sink1 pump1 etc4 ,the connections which have to do with the safety of the apparatus are the traps and the waste pipes1 or pipes which connect with the vault or sewer4 ,the main waste pipe inside the house is called the soil pipe4 ,the smaller waste pipes from the fixtures connect with it4 ,the soil pipe is of cast-iron1 and usually four inches in diameter on the inside4 ,it connects1 full size1 with the water-closet4 ,most other wastes are of lead1 and are usually an inch and a half in diameter4 ,in the soil and waste pipes there will naturally be the odors from the vaults and sewer1 or from the foul matter which is in or passing through the pipes4 ,therefore1 there must be means in each waste pipe1 which connects a fixture with the main soil pipe1 of preventing the passage of gas or air from it into the house4 ,this is done by means of what is called a trap4 ,the ,s trap is the commonest form2 this name is given it from its shape1 and illustrates its construction4 ,if we take a letter ,s and turn it sideways we will get the form of such a trap4 ,the right side or end would continue directly down toward the drain or soil pipe1 and the left side would continue upward and connect with the fixture 7see ,fig4 #f74 ,the water from the fixture comes down and is forced upward through the bend by the pressure of water above1 and from thence runs into the soil pipe or drain4 ,thus it will be seen that there is always a seal of water in the trap4 ,there is always water in the trap as indicated by the depth of the bend of the ,s4 ,there are hundreds of different forms of traps1 but they are all constructed on the same principle2 the idea being that the gas or air from the pipe would have to pass through the water in order to get into the house4 ,the water in the trap is called the seal2 it seals the passage of air as stated4 ,illustration3 ,fig4 #f4 ,there are many conditions under which a trap may fail to do its full duty4 ,it may be foul in itself1 or it may be rendered foul by the bad air in the drain4 ,the trap may be siphoned by a heavy flow of water through the main drain1 or it may be siphoned by a string or a rag which may readily find its way into the trap1 and hang over the bend so that all of the water will run out4 ,again1 the water in the trap may evaporate4 ,all these dangers may be guarded against4 ,in the first place1 there should be means which allow fresh air to pass through all that portion of the main drain or soil pipe which is in or close to the house4 ,the means of accomplishing this are various4 ,the soil pipe is ventilated by continuing up through and well above the roof with a full opening at the top4 ,the smaller drains should be ventilated in the same way when far removed from main soil pipe or other connection4 ,the traps should be ventilated by #a-a_/b-;inch or two-inch connections with the outer air1 as shown by cut4 ,frequent use of plumbing fixtures contributes to safety4 ,it causes a large volume of water to pass through the pipes4 ,the flushing of the pipes and drains in this way makes them cleaner and thus safer4 ,it is frequently said by those who have plumbing fixtures in their houses that they use them as little as possible1 because they are afraid of them4 ,nothing worse could be done4 ,the water in the traps evaporates or becomes foul1 and thus the gas has a free entrance to the house4 ,a water-closet helps greatly to cleanse the soil pipe and outside drain4 ,it discharges a large volume of water into it suddenly1 in a way to keep it clean4 ,it is not a bad plan to use the closet at least once a day1 solely for the purpose of flushing the drain4 ,in houses where there are a number of wash-stands distributed through the various chambers and halls there is danger from neglect in using them4 ,the water seal in the traps may evaporate1 and thus give direct sewer-air connection with the house4 ,particularly is this so in the guest's room4 ,a wash-stand is a more dangerous fixture for this reason than any other in the house4 ,illustration3 ,fig4 #g ,the water-closet problem has received a great deal of attention4 ,a few years ago they were quite complicated1 there being levers and pipes1 pans1 springs and weights1 to a degree of complexity which caused a great deal of trouble4 ,there has since been a return to first principles and great simplicity4 ,the water-closet of to-day is nothing more or less than a large bowl connected by means of an ,s trap four inches in diameter with the soil pipe1 and provided with means of flushing with large volumes of water4 ,such a closet is known as the washout closet4 ,in other closets there is an intermediate plunger-valve separating the hopper from the trap4 ,the plunger-valve is defined by its name4 ,it is a large stopper which plunges into and closes up the opening to the trap by means of its own weight when released4 ,that which makes one closet different from another has to do more with means of flushing than anything else4 ,by flushing is meant the pouring into and distribution of water in the hopper4 ,the most popular closets1 those which have given the most satisfaction1 are washout closets1 made entirely of white earthenware1 not alone the bowl1 but the trap and connecting neck4 ,closets are best flushed from an independent tank1 which is placed about seven feet above the closet and connects with it by means of #a-a_/d-;inch pipe4 ,the height gives it a strong flush of water1 which cleanses it thoroughly4 ,in the past it has been usual to conceal the earthenware or iron body of the closet4 ,it is best to leave it entirely open around the sides1 that the entire apparatus may be exposed4 ,sometimes it is necessary to support the flap and seat by legs1 though the modern closets are arranged so that all of the woodwork may be secured to the upper part of the hopper or the wall4 ,there should be the solid flap covering to the wooden seat with the opening in it1 both of which should be hinged1 so as to allow them to be thrown back4 ,it is convenient to use the water-closet as a slop hopper4 ,in order to do this the seat should be hinged1 so that it may be thrown back out of the way4 ,one frequently hears it said by those who exercise their authority over household matters that they do not allow anything to be put into the water-closet except that which is naturally intended for it2 meaning that they do not allow the slop water to be put into it4 ,there is no reason in this4 ,the closet that cannot be used for this purpose cannot1 with safety1 be allowed in the house4 ,the use of the water-closet as a slop sink is not only legitimate but desirable4 ,it flushes the drain4 ,there is a movement toward simplicity in general plumbing apparatus4 ,at the time the water-closets were in the complicated state mentioned1 everything pertaining to plumbing was in the same general condition4 ,it was thought necessary to fill a house with a wilderness of pipes and traps to have it safe or satisfactory4 ,the very complexity of the arrangement made it not only unsafe but expensive to maintain4 ,we have all heard a great deal about the expense of maintaining a plumbing plant1 if it may be so called4 ,there is no reason why there should be constant repairs and expense4 ,it is pleasant to know that additional expense is not necessary to secure immunity from trouble4 ,the idea of simplicity in arrangement1 general excellence in the fixtures1 material1 and labor1 which go to form the completed work1 has to be borne in mind4 ,the arrangement of the plumbing apparatus has to be planned with the same care and thoughtfulness as the other parts of the house4 ,it should be remembered that if the pipes are placed in a position where the temperature is liable to fall below thirty-two degrees the water in the pipes will freeze4 ,thus it is suggested that all pipes should be on an inside wall1--if possible1 next to the kitchen flue1--and that there be here arranged an especial pipe duct of wood to ventilate the kitchen1 and1 at the same time1 keep the pipes from freezing by means of the warm air which will pass through it4 ,this duct should be covered on the face with a wide board1 which can be readily removed by taking out a few screws4 ,thus the pipes may be exposed at any time desirable4 ,if the hot-water boiler in the kitchen is surrounded by an enclosure which has an opening in the bottom1 and which connects from above with the pipe duct previously described1 there will be a current of warm air passing upward through the pipe duct as long as there is warm water in the boiler4 ,the water in the boiler will be warm long after everything else is cold4 ,this will insure safety from freezing when other helps fail4 ,the cistern water is supplied to the bath-room1 and to the hot-water reservoir1 by means of a tank placed in the attic1 or at least above the highest fixture4 ,it sometimes happens that the supply pipe from the tank above the attic floor freezes4 ,all this may be prevented by enclosing the tank1 and the pipe which connects with it1 with a large box or canvas covering which is six or eight inches larger than the tank4 ,this confines the warm air from the duct mentioned1 so that as long as there is heat it will always be in this enclosure4 ,the outside drain1 which connects with the vault or sewer1 is1 in some instances1 trapped previous to its entrance to the sewer or vault4 ,in such cases1 this trap should have a connection with the outer air1 and on the side of the trap towards the house4 ,sometimes this outer-air connection is made into the water spout from the roof2 but this is not proper1 for the reason that the sewer gas1 or the gas from the vault1 is almost certain to destroy the spout4 ,again1 this spout may come out near a dormer1 or may pass near a window1 and in either case may contaminate the air in the house4 ,it is better that this ventilating connection should be in the yard1 at some distance from the house1 or1 better yet1 that there should be a long iron pipe extending well above the ground4 ,it should be understood that this vent has no direct connection with the sewer1 but merely with the soil pipe and drain back of the trap2 with that part of it which is nearest to1 and in1 the house4 ,sometimes it is necessary to run the down spouts into the sewer connection2 in such a case one should be certain that the down-spout openings are not near the dormers1 and that they have no connection whatever with the cistern4 ,it is common to have a switch or cut-off in the down spout1 so that the latter may be connected either with the cistern or sewer4 ,this is very bad practice4 ,while it is connected with the sewer or with the drain pipe1 the down spout is contaminated with all the foulness of the air of the drain4 ,on its being connected with the cistern1 the water is poisoned4 ,immunity from sewer gas in the house is largely dependent upon the flushing and ventilation of the drain and the soil pipe4 ,in the case of a drain which is trapped as described1 there is an air connection through the vent before the trap2 then the soil pipe which is in the house should continue upward through the roof4 ,thus there is a fresh air inlet through the drain1 and upward through the soil pipe of the house4 ,such a connection prevents the possibility of siphoning the traps1 as it gives an outward air connection4 ,the water passing through the drain or soil pipe can draw its supply of air from the upward soil vent1 rather than through the traps which contain water4 ,when there is no upward vent of the soil or drain1 the water in the traps which connect therewith will be drawn out by the passage of water through the drain where fixtures are used4 ,there are those who maintain that there should be no trap in the yard or adjacent to the house1 but that there should be a straight run from the soil pipe to the sewer or vault1 and upward through the roof and above the house4 ,it is good practice to use the trap as described for sewer connections1 but not for open vault connections4 ,a grease sink is frequently placed in the drain to intercept the passage of grease into the vault4 ,it is so placed and connected that only the water from the kitchen sink1 or other fixtures where the water contains grease1 may enter it4 ,it is made of brick1 and is usually of six or eight barrels capacity4 ,a four-inch pipe connects it with the kitchen waste1 and if the grease sink is placed adjacent to the main drain1 there can be a similar connection between it and the main drain4 ,it should be a siphon connection1 so that the sink will become nearly full before it discharges4 ,when it discharges through the siphon the water will go out with a rush and leave the grease in the sink4 ,this makes an intermittent discharge into the main drain1 which flushes or cleanses it thoroughly and is much better than a constant small flow of water4 ,this grease sink must be cleaned from time to time4 ,small cast-iron grease sinks are sometimes placed under kitchen sinks in very large dwellings or hotels4 ,nothing particular need be said in regard to wash-stands more than has been said1 excepting1 possibly1 that the drain should be trapped1 ventilated1 and connected with the soil pipe2 also that there should be a lead safe or safety pan on the floor under the wash-stand when they are enclosed2 it is preferable that they should remain unenclosed4 ,it has been common to connect this safe with the soil pipe4 ,it is only intended that it should be useful in cases of accidental overflow2 but1 notwithstanding the fact that there be a trap in the safe waste or drain1 it would be empty most of the time1 because of the evaporation of the water4 ,it is proper to make direct connection with the cellar or kitchen sink4 ,the bath-tub should have the same-sized drain connection as the wash-stand2 that is1 one and one-half inch in diameter1 trapped4 ,the overflows from both the wash-stand and tub should be flushed with hot water quite frequently1 to avoid the soap smells which are so common to bath-rooms4 ,it often happens that those who have bath-rooms in their houses imagine that they smell sewer gas1 when it is nothing more or less than the smell of rancid soap4 ,,chapter ,,xi4 ,,heat ,,and ,,ventilation4--,,common ,,heating ,,arrangements4--,,present ,,methods ,,generally ,,unsatisfactory4--,,ideal ,,conditions4--,,proper ,,amount ,,of ,,moisture ,,rarely ,,attained4--,a ,,furnace ,,defined4--,,methods ,,of ,,reaching ,,best ,,results4--,,supply ,,of ,,proper ,,amount ,,of ,,moisture4--,,removal ,,of ,,foul ,,air4--,,supplying ,,fresh ,,air ,,with ,,proper ,,moisture ,,from ,,stoves4--,,steam ,,and ,,hot ,,water ,,heating4--,,direct ,,and ,,indirect ,,radiation4--,,low-,,cost ,,heating ,,apparatus4 ,it is only within a short time that the heating and ventilation of buildings of any kind have been in any measure satisfactory4 ,this applies only to the largest buildings2 the heating and ventilating of smaller structures are still in an unsatisfactory condition4 ,most dwelling-houses are heated with stoves1 which1 as now arranged1 are not successful4 ,the same air is heated over and over again4 ,fresh air in the proper quantities or from the proper source is not supplied to the interior of the building4 ,grates are very well in their way in that they take large quantities of air from the room4 ,thus far they ventilate4 ,the supply of air is necessarily irregular1 unless special means are provided4 ,furnaces are used for heating a very large number of houses4 ,while they are satisfactory in some respects1 they are deficient in others4 ,the same thing may be said of steam1 hot-water1 or other heating apparatus4 ,as the statement has been made that heating systems in general1 as applied to dwelling-houses1 are unsatisfactory1 it may be well to state the fault1 and what is to be desired4 ,it is not the purpose to consider this question chemically1 or from a highly scientific standpoint2 there is no occasion for it4 ,it is well to bear in mind that we are considering the heating and ventilating of a house during cold weather1 and not its ventilation during the summer1 when natural means are to be relied upon4 ,then it may be asked1 ,what is to be done8 ,primarily the air should be at the proper temperature at all times2 it should be in its pure state1 as found on the outside of the building1 and not contaminated with any of the gases of combustion4 ,it should be supplied with its proper equivalent of moisture at the temperature at which we find it in the room4 ,as it becomes impure from natural causes1 there should be some means of effecting its withdrawal4 ,these are the ideal conditions4 ,how far do they exist in practice8 ,the temperature is ordinarily high enough4 ,the air of the room is apt to be contaminated by the gases of combustion1 and vitiated by breathing and otherwise4 ,rarely indeed does it contain its proper equivalent of moisture2 it is dry and parched4 ,now that we know the conditions in their ideal state and as they exist in fact1 we will consider in detail what may be done to bring about more satisfactory results4 ,if the heating apparatus be a furnace1 it should be constructed of steel or wrought-iron plate1 the joints thoroughly riveted and calked2 or1 if of other material1 it should certainly be gas-tight4 ,every precaution should be taken to prevent the passage of the air of combustion from the furnace to the warm-air chambers and from thence to the rooms above4 ,the furnace is nothing more or less than a large stove with various radiating arrangements1 surrounded by an iron or brick enclosure1 with a supply of fresh air from the outside1 and with connecting tin pipes to the rooms above4 ,it is important that the inner parts1 the fire-pot1 the radiating surface1 etc41 be thoroughly well built and gas-tight1 to prevent the heated air from becoming contaminated by the gases of combustion4 ,the supply of outer air should be ample4 ,it should be so arranged that it can never be entirely cut off4 ,the furnace should be of sufficient capacity so that means of reducing the outer air supply should not be necessary4 ,however1 if such arrangements are made1 they should be limited4 ,the proper equivalent of moisture should be given to the air at the temperature at which it reaches the room4 ,it may be said that there is a water-pan connected with every furnace1 that will do everything necessary in supplying moisture4 ,this is a mistake4 ,so far as ,i know1 the furnace or other heating apparatus for dwellings has not been constructed which is provided with a proper evaporating apparatus4 ,the pan is set in the side of the furnace1 with an opening to the outside into which water may be poured4 ,it is small1 and has very little evaporating surface on the inside4 ,oftentimes the joints at the outside are so poorly made that the cold air from the cellar may be drawn in over the water in the pan1 and in that way prevent its proper evaporation4 ,winter air heated to a summer temperature is dry and parched1 whereas natural summer air contains the proper amount of moisture4 ,the outer air during the winter time has its proper equivalent of moisture for the winter temperature1 which is a much smaller amount than would belong to it at a higher temperature4 ,therefore when we take winter air into the furnace or other heating apparatus1 raise it to a summer temperature1 and carry it into a room1 we have a very dry air1 which seeks its equivalent of moisture from the occupants of the room1 from the furniture1 carpets1 walls1 ceiling1 and everything in it4 ,the air will not take additional moisture unless that moisture be supplied after it has reached a higher temperature4 ,for instance1 if a spray or a series of wet blankets be arranged in the cold-air duct1 before the air gets to the furnace1 the air will not take the moisture from that spray or from the damp blankets4 ,the moisture must be supplied after the air is heated4 ,where the water-pan is set on the side of the furnace1 and where there is a supply of air through the pan from the cellar1 as there frequently is1 evaporation is naturally retarded by the cold air1 as indicated4 ,again1 if this pan be never so well protected1 it is small1 the proper amount of evaporating surface is not presented4 ,an evaporating pan or other device should be placed above the fire-pot and should occupy a large proportion of the area of the heating chamber4 ,the supply of water should not be dependent upon some one's attention4 ,it should be constant by means of a ball-cock or otherwise4 ,it should run into or drip into a shallow pan1 or should be supplied to sheets of felt or blanket so that the air will come in contact with the moist surfaces1 at the temperature at which it is to go into the room4 ,thus it has the proper amount of moisture which belongs to it at that temperature4 ,in this way we have winter air from the outside going into the room at a summer temperature and with a summer equivalent of moisture2 that is1 we have summer air in the winter time4 ,people sometimes undertake to get around this by putting water-pans in the registers1 but they are rarely ample4 ,they are neglected1 or they interfere with the supply of warm air1 and are abandoned4 ,where a furnace is already in a house1 or where it is not possible to make elaborate arrangements for providing the air with moisture1 there is a very simple makeshift which is quite effective4 ,it consists in suspending in the registers in the floor small water receptacles--a quart bucket answers every purpose--in which is placed a broad strip of linen4 ,this cloth should go to the bottom of the receptacle and be long enough to hang over and below it for several inches4 ,when the bucket is filled with water this piece of cloth acts as a siphon1 and carries the water1 a drop at a time1 into the furnace-pipe1 where it is converted into steam4 ,a piece of old table-linen is the best material to use1 for the reason that it carries the water fast enough1 that the heat from the furnace does not dry it out before it can drop into the pipe2 otherwise the cloth becomes dry at the end1 and the siphonage ceases4 ,for the same reason it should be broad1--about twelve inches4 ,where a moderate heat is carried through the furnace-pipe1 three quarts of water may be evaporated in this way in twenty-four hours from each bucket4 ,a bucket of the size mentioned does not in any way interfere with the passage of heat4 ,the next point for consideration is the means of getting the foul1 contaminated air to the outside4 ,one way is through the use of grates4 ,another is by means of ducts in the wall1 opening near the floor1 which draw the foul air from the room to the outside4 ,these should consist of heated flues1 with connecting registers in the ceiling and floor1 which may be open when necessary4 ,under any circumstances1 the grate is best4 ,sometimes the flue may be heated by a supply of warm air from the furnace1 or by a steam-pipe in case steam is used for heating the house4 ,in natural-gas regions1 the supply of additional heat in a flue from a furnace or by a jet would be a small matter4 ,we have mentioned heating by stoves1 grates1 and furnaces4 ,the same principles which apply to the furnishing of fresh air to a furnace may be applied to a stove4 ,the fact is1 they never have been4 ,a stove should be made1 and will be made some day1 that is surrounded on the outside by a second jacket1 the space between being connected with the outer air by means of a tin tube to the under side of the stove4 ,the supply of cold air could be so arranged as to be shut off when there was no heat in the stove4 ,the warm air would pass out at the top of the jacket4 ,on top of the stove could be placed an evaporating pan1 and the supply of moisture come therefrom4 ,in connection with the stove-pipe1 which should be jacketed1 a second ventilating flue1 starting from the floor and having an opening both above and below1 could be arranged1 and in that way the supply of fresh air and withdrawal of impure air could be accomplished4 ,next we may speak of steam and hot-water heating4 ,so far as a change of air and the ventilation of the room are concerned1 heating by direct radiation1 that is1 by radiators placed in the room1 is no better than stove heating4 ,it may be that the air is not so severely parched by the extreme heat1 also the escape of steam may contribute somewhat to the moisture of the air2 but the escape of steam is not agreeable1 and is not allowed to exist to any great extent2--its odor is not always pleasant4 ,certainly the addition of moisture to the air by this means would be a mere makeshift and unsatisfactory4 ,hot-water coils act the same as steam radiators in that they heat the same air over and over again1 and are no better than stoves1 so far as the provision for fresh air1 at proper temperature and humidity1 is concerned4 ,a steam or hot-water apparatus1 with indirect radiation1 is superior to furnace heat as ordinarily provided4 ,the means of supplying moisture to an indirect steam apparatus1 as ordinarily constructed1 are not convenient4 ,there is a radiator for each hot-air connection above1 that is1 a radiator for each register1 with a distinct and direct supply of outer air thereto4 ,sometimes there are two registers connecting with a single radiator4 ,but under any circumstances the radiators are somewhat separated1 having steam or water connection with the boiler at the proper point4 ,steam apparatus for public buildings has been constructed where the radiators have been bunched1 that is1 put into a single chamber1 the air passing through the chamber containing the radiators1 where it is heated to the proper temperature1 and the moisture afterwards supplied before it enters the room4 ,where this arrangement is used1 there must be conductors1 tin or otherwise1 from the chamber to the register1 as in the case of a furnace4 ,again1 it will be found that the supply of air will not be uniform through all of the openings2 for instance1 the register that is farthest removed from the warm-air chamber may fail to act4 ,in this event1 auxiliary radiators may be placed under that register1 and the operation of the heating apparatus greatly facilitated thereby4 ,this plan is superior to a furnace1 and can be applied to hot-water or steam apparatus in dwellings4 ,the reason that it is superior to a furnace is that the supply of heat is more uniform4 ,it does not require the constant firing or attention that is necessary in the case of a hot-air furnace4 ,it may be known that the temperature does not change with the pressure of steam or in the same proportion4 ,there are inexpensive automatic arrangements in connection with furnaces and steam apparatus1 which control the dampers and keep the steam pressure measurably uniform1 as long as there is fuel of sufficient quantity in the fire-pot4 ,the hot-water apparatus is more uniform in its operation than steam1 and for that reason more satisfactory4 ,a furnace plant is the most inexpensive apparatus that may be used for general heating2 the steam apparatus is next higher as to first cost1 though no more expensive in amount of fuel used4 ,the hot-water apparatus costs more than steam1 and is somewhat more economical in the cost of maintenance4 ,it is probable that a house of moderate size can be warmed all over at a less cost1 as far as fuel is concerned1 by a furnace or a steam or hot-water heating apparatus than by stoves and grates4 ,however1 grates are generally used in addition to these for the purpose of comfort and appearance1 and for ventilating4 ,under such circumstances1 they consume very little fuel4 ,,chapter ,,xii4 ,,heating ,,devices ,,as ,,we ,,find ,,them4--,,furnace ,,estimates4--,,combination ,,hot ,,air ,,and ,,hot ,,water4--,,dish-,,warming ,,arrangements4--,,how ,,to ,,get ,a ,,good ,,heating ,,apparatus4 ,for the present1 people who build must take things as they find them1 and use heating and ventilating apparatus as regularly manufactured4 ,experiments are uncertain4 ,the theory of the proper heating and ventilating of a house as set forth in previous chapter is correct4 ,the fulfilment of the ideas in dwelling-house heating remains to be practically worked out4 ,it is not the business of the architect1 or the housewife1 or the owner of the house1 to work out these mechanical details4 ,it will be done in time by competent mechanical experts4 ,in the estimates subsequently given1 the furnace is the only means considered for general heating4 ,however1 this does not indicate a prejudice in favor of that particular method4 ,the furnace is considered and figured upon as the ordinary method of heating houses of moderate cost4 ,it is the least expensive plant to be used for general heating4 ,indirect radiation from hot water or steam is to be preferred to a furnace4 ,a combination of a hot-air furnace with hot water1 or steam1 is used with fair success4 ,in this case1 a hot-water coil is placed in an ordinary furnace1 which connects with hot-water radiators in a conservatory or other room for the purpose of contributing a uniform degree of heat to that room4 ,the water supply is a tank1 located well above the level of the radiators1 and connecting through an inlet pipe with the coil in the furnace4 ,the proper means of supplying this tank with water is through a ball-cock or float-cock1 the float of which opens the valve when the water gets low in the tank4 ,thus the supply is as constant as the source4 ,a hot-water radiator of this kind may be used in connection with a device for warming dishes or keeping food warm4 ,the heat is gentle1 uniform1 and constant4 ,this is a general advantage of all hot-water heating4 ,aside from the automatic arrangements for controlling the steam or water pressure in the heating apparatus1 and thus measurably controlling the temperature in the building1 other more positive automatic arrangements are provided which undertake to maintain any fixed temperature4 ,these are proprietary devices1 patented and advertised4 ,complaints are made of the general inefficiency of everything under the sun3 hence1 furnaces and other heating apparatus come in for their share4 ,an architect is sometimes asked how he would heat a certain building4 ,he answers1 ,hot water1 steam1 or furnace4--,oh1 ,i wouldn't have steam4 ,my uncle had a steam plant in his house1 and they nearly froze to death all last winter2 and they burned over a ton of coal a week4 ,the same things are said1 and truly1 of every kind of heating apparatus made1 when we consider them in general classes4 ,general complaints of a similar nature are made of everything4 ,in regard to the steam plant or hot-water apparatus1 or anything else of which this thing may have been said1 one may first acknowledge its truthfulness1 and then consider what it all means4 ,something is at fault4 ,it may be that the whole design of the apparatus is faulty4 ,the design may be right1 and the construction bad4 ,everything else may be right1 but the apparatus too small2 or there may be some little defect which has to do with the placing of the apparatus in the house4 ,sometimes1 when everything is in good form1 the apparatus does not receive proper attention3 hence trouble4 ,it may be asked how one is to get a good heating apparatus for a dwelling-house4 ,the first thing to be determined is1 the particular kind to be used3 whether hot-water1 steam1 or hot-air furnace4 ,there are many manufacturers of the various apparatus1 who are regularly in the business4 ,to these may be submitted plans of the building1 and a request for estimates and suggestions4 ,it is the experience of an architect that one who is putting money regularly in the manufacture or production of anything will not waste his energies for a great length of time on a bad thing1 if he knows it4 ,the evidence that an establishment has been putting up good furnaces or other heating apparatus is long-continued business success4 ,if the owner of a house writes to an old-established1 wealthy concern1 and sends his plans1 he is as certain to get a reliable proposition as he can be of anything4 ,a local agent of an establishment of this kind may misrepresent1 unintentionally or otherwise4 ,the surest way is to go to headquarters4 ,the local agent does not always know exactly what should be done4 ,a competent architect can settle all these matters for an owner4 ,however1 if an architect says there are only one or two furnaces or heating apparatus which are all right1 he is either ignorant or dishonest4 ,there are many different kinds which will give fair satisfaction4 ,the idea in this chapter is to take things as we find them1 and suggest what may be done4 ,the theories outlined in the previous chapter may be correct1 but they do not amount to anything to a man who is building to-day4 ,the only purpose of this chapter is to suggest to those who are building that they go to a first-class house1 pay a fair price1 and get the best possible apparatus regularly in the market4 ,,chapter ,,xiii4 ,,the ,,house ,,and ,,its ,,beauty4--,,artistic ,,surroundings4--,,beauty ,,more ,a ,,matter ,,of ,,intelligence ,,than ,,money4--,,vestibule ,,decorations4--,,beauty ,,in ,,the ,,reception-,,hall4--,,mantels ,,and ,,grates4--,,fret-,,work ,,and ,,porti,,res4--,,spindle ,,work4--,,simple ,,forms ,,of ,,good ,,decoration4--,,wood-,,carving4--,,door ,,and ,,window ,,casings4--,a ,,conservatory4--,,stained ,,glass4--,a ,,cabinet ,,on ,,the ,,mantel4--,,tinted ,,plastering4--,,frescoing4--,,safety ,,in ,,the ,,selection ,,of ,,colors4--,,an ,,attractive ,,sitting-,,room4--,,the ,,parlor4--,a ,,reception-,,room4--,,parlor ,,history4--,,the ,,ideal ,,parlor4--,,the ,,library4--,a ,,place ,,of ,,quiet ,,and ,,rest4--,,library ,,furnishings4--,,the ,,dining-,,room4--,,social ,,relations ,,of ,,the ,,dining-,,room4--,,dining-,,room ,,decorations4--,,conservatory ,,and ,,dining-,,room4--,a ,,wood ,,ceiling4--,,beauty ,,in ,,bedrooms4--,,quiet ,,and ,,light4 ,the journey through the house is hardly complete until we abandon the material view1 and consider it from the standpoint of beauty4 ,as is said in another connection1 the architect does not do his full duty in making a house a model of convenience and utility4 ,the housekeeper always looks toward a beautiful home1 something that will be recognized for its beauty and elegance4 ,a house that is beautiful and attractive gives pleasure to all who see it1 as well as to the occupants4 ,a beautiful1 artistic house is a source of education to the occupants4 ,a porch with clumsy columns1 rude mouldings1 heavy ceiling1 coarse details of all kinds1 cannot but affect one's living4 ,one that is fine in detail1 generous in size1 decorated in artistic spirit1 must of necessity not alone contribute to the comfort of those who live in the house1 but serve to lift them from that which is common and ordinary4 ,people may be surrounded by that which is beautiful and artistic1 and for a time fail to realize its true excellence1 or they may be surrounded with that which is homely and crude without knowing the full measure of its ugliness4 ,the time must come1 however1 when the truth will be realized to a certain extent4 ,if it is in the direction of the appreciation of what is beautiful1 it must necessarily bring about a higher state of mind4 ,no man can walk across a front porch1 time after time1 and take hold of a beautiful door1 without being affected by it4 ,for this reason the vestibule1 the front door1 and all that belongs to it1 should be designed in a thoughtful spirit1 with the idea that it is the first of all things that will impress those who enter the house4 ,there may not be much money to put into this door1 but what there is may as well bring something beautiful as something ugly4 ,the same money that will make an ugly detail will make a beautiful1 artistic one4 ,if the glass of this door must be inexpensive1 let it be the ordinary cathedral glass4 ,instead of being brilliant in color1 select a soft1 mild tint1--a light amber or a straw color4 ,if there are divisions in the door so that a number of sheets may be used1 two tints at most are all that are necessary4 ,it is best that they should be quiet in tone4 ,if money is more abundant1 and an elaborate stained-glass design may be had1 put the work in the hands of an artist1 one who is well known1 and the result cannot but be satisfactory4 ,as to the door itself1 nothing can be nicer than natural wood1 properly finished4 ,the detail of the design should be refined2 there should be an avoidance of all that is clumsy and heavy4 ,the spirit of the interior may be stamped upon this door4 ,where one cannot encompass the expense of an artistically designed glass for the door or vestibule opening1 a very pretty effect may be secured by the use of a plain sheet of plate-glass2 or1 if desired1 a slight additional expense will give glass with bevelled edges4 ,sometimes this bevelled glass is in small squares1 with leaded joints4 ,this gives a very simple and rich effect from either side4 ,as one opens this door and steps into the vestibule1 there may come to his sight a beautiful mantel and grate-fire in the reception-hall beyond4 ,this is particularly beautiful when shown through the folds of a tapestry curtain which separates the vestibule from the reception-hall4 ,sometimes this vestibule is arranged so that there is a small window at one side of it4 ,nothing can be nicer than to have this filled with glass1 of the same general design as that of the door4 ,the hooks for wraps should be of polished brass1 secured to a natural-wood strip4 ,an umbrella-stand of the same material is attractive4 ,the floor is best of hard wood1 all but covered with a heavy rug4 ,this is a pleasant place to stop a moment1 with a more beautiful view beyond4 ,a reception-hall is1 from an architectural standpoint1 the easiest room in the house to handle2 that is1 it can easily be made to look well4 ,this is because of its connection with the vestibule1 the stairway1 the grate1 often a window-seat1 the large openings into the other rooms1 and the portires which go with them4 ,all these things combine well to make a pretty room4 ,stairways1 as now designed1 are much more beautiful than those made a few years ago4 ,then it was a habit to start at one end of the hall and continue to the second floor in a single run1 with winders only at the upper end1 to change the direction of the movement4 ,now it is common to have at least two landings in each run2 oftentimes there will be only two or three steps1 then a landing1 from which steps lead to another near the top4 ,at the beginning of the stairway there are the newel posts1 and at each landing a corner post4 ,this arrangement frequently admits of the placing of a seat along one side of the outer part of the lower landing4 ,if not that1 possibly one along the side of the stairway1 below the run of steps which starts from the lower landing4 ,the space between the railing and the steps is usually occupied by turned balusters1 though there are many forms of filling and decorating this space4 ,sometimes it is of turned spindle-work1 scroll-work1 fret-work1 and squares or panels1 arranged in different forms4 ,it is not unusual to have stained-glass windows at each landing4 ,these windows are not necessarily large1 and are usually hung on hinges4 ,sometimes a small bay-window projection is made from one or both of these landings4 ,in them may be placed seats1 and in this way add beauty and convenience to the room4 ,it is quite usual to cover the reception-hall with rugs rather than carpets4 ,the hard-wood floor idea probably had its origin in the reception-hall4 ,if it ever takes its departure it will be first from this room4 ,if a hard-wood floor is not largely covered with rugs it requires a great deal of labor4 ,the mantel in the reception-hall should be of wood4 ,it is pleasant to have the larger part of the entire setting made of tile4 ,these tiles are now made in most beautiful designs and colorings4 ,beautiful figured designs may be had1 if not for the entire facing1 for certain parts4 ,it is not uncommon that only a narrow margin of wood-work borders the sides of a mantel of this kind4 ,the shelf and cabinet above may be as ornamental as desired4 ,no treatment of wood-work can add to the beauty of a large surface of tile facing4 ,in some instances1 no shelf is provided2 simply a bevelled facing1 with a margin of woodwork1 not over an inch wide1 to cover the joint where the tiling comes in contact with the plaster4 ,the hearth should be large4 ,the grate border is best of brass4 ,the walls of the reception-hall may have a gray plaster finish1 or be tinted or papered1 as desired4 ,the picture moulding may come pretty well down from the ceiling2 certainly not higher than the tops of the doors4 ,the part below may be tinted in one color1 and the upper1 in another4 ,the picture moulding should always be of the same kind of wood as the finish1 and not gilded or treated in any other highly artificial manner4 ,the openings into other rooms1 even where sliding or hinged doors are used1 are frequently filled a short distance from their top with what is popularly called fret-work4 ,it may be fret-work1 pure and simple1 or spindle-work1 or simply scroll-work4 ,it is a very pleasing form of ornamentation4 ,the curtains come below4 ,in one of the plans furnished1 the entire vestibule is made up of turned work1 which1 with a curtain1 is the only separation from the main hall4 ,sometimes arches are decorated in the same manner1 and the space between the circle and frame is filled with these ornamental forms4 ,a very simple way of making screens is by the use of thin quartered oak-strips1 woven into basket patterns of ornamental form4 ,only one general design of door and window casings is shown in this book4 ,there is no limit to the ornamental forms which may be used in decorating casings of any kind4 ,during recent years1 many ladies have used their energy and ability in the direction of wood-carving1 and1 under competent instruction1 have done good work4 ,for the most part1 the patterns are in low relief4 ,the designs are frequently conventionalized1 foliated patterns4 ,in the smaller communities it is hardly possible to get good carving through ordinary channels1 for the reason that there is not a sufficient amount of this kind of work to be done to justify a high grade of talent in occupying so unprofitable a field4 ,it is unfortunately true1 however1 that very few workmen who can carve at all1 but have an idea that they do this kind of work exceedingly well4 ,no matter how crude their efforts may be1 there is no lack of self-appreciation4 ,they profess to be able to do that of which they are entirely ignorant4 ,it is best to be content with the simple mechanical forms of interior wood-decoration1 unless there are those of known and recognized ability1 who are capable of executing the more artistic patterns4 ,door and window casings are made much narrower and less complex than was the custom several years ago4 ,the sitting-room of the lower floor is more clearly defined by the term living-room4 ,it is a room with much more wall space than the reception-hall4 ,it usually contains a grate and mantel2 has a large window to the front1 and one on the side4 ,it is very nice if one of these windows can be arranged in the form of a bay1 with or without a window-seat4 ,in the latter case1 it may serve the purpose of a conservatory in the winter and a window-seat in summer4 ,the use of large quantities of stained glass in a sitting-room is objectionable4 ,it is very well to have a certain amount of it in the upper sash of some of the windows4 ,if the colors are mild1 the effect upon the atmosphere of the room is pleasant indeed--the light coming through the soft amber or straw tints adds a mellowness and richness to the light of the room1 which is opposed to the colder effects of light which comes through white glass4 ,the mantel of the sitting-room may contain a large number of compartments in the form of small shelves1 brackets1 or cabinets1 in which may be placed bric--brac of various forms4 ,a little cabinet on each side of a mantel1 with a high door1 is a very pretty feature4 ,a mirror between these cabinets gives a pleasing effect4 ,this mantel1 like the one in the reception-room1 should be of wood with tile hearth and facings4 ,if this room is plastered in a gray finish1 the walls may be tinted in fresco colors1 and1 if desired1 certain parts of it ornamented by stencilling or otherwise4 ,unless this ornamental work is done by an artist of recognized ability1 it should be of the simplest character4 ,one or two simple lines1 or a series of short dashes1 is much better than scrawling figures drawn by an untrained hand4 ,the ordinary fresco done by the foreign artist is the ugliest1 most ungraceful work possible4 ,in the larger cities1 there are usually a few artists who do very beautiful work1 but the ordinary1 cheap1 conventional fresco stuff is barbarous4 ,plain tinted walls are preferable to such glaring monstrosities4 ,there is not much risk1 if one is careful in the selection of colors2 the part above the picture moulding may be tinted differently from that below4 ,there are very few people but feel themselves competent to select colors for the interior or exterior of a house4 ,the fact is1 there are very few who can do it with any assurance of success4 ,it is well for those who have no special training in this line to pursue a safe plan in the selection of tints for the walls and ceilings4 ,this may be done by choosing different shades of the same color for use in the room4 ,say one begins with a terra-cotta body for the part below the picture mould4 ,that above the moulding may be a lighter terra-cotta with a tendency to a buff4 ,then the ceiling may be lighter still1 or1 to be entirely safe under almost any circumstances1 a gray with a leaning towards the color of the wall4 ,other colors may be selected in the same way4 ,very light1 vivid blues have frequently been selected for ceilings1 presumably because of the supposed resemblance to the sky4 ,it is certainly an illogical but by no means uncommon thought4 ,soft1 undecided grays are much pleasanter to those of quiet tastes4 ,there may be variations in it according to the character of the wall decorations and surroundings4 ,if one without special knowledge wishes something more ambitious1 he should consult some one of acknowledged ability in this particular line4 ,one cannot afford to try experiments4 ,extremely beautiful wall decorations are to be had in wall-paperings1 and1 while rather expensive1 are entirely satisfactory if carefully selected4 ,very little more may be said about the sitting-room1 excepting to call to mind that a great deal depends upon the fittings and furnishings of the room1 which1 however1 should not be glaring or rich4 ,the quality of everything may be of the finest and best1 yet this room should essentially be quieter in tone than the reception-hall or parlor1 or even dining-room1 which are not in constant use4 ,anything which is rich and in any way approaches the gorgeous is wearisome1 and directly opposed to the idea of a sitting-room4 ,the parlor may be merely a reception-room1--a room where a lady may receive her callers in the afternoon1 or the more formal calls of ladies and gentlemen in the evening1 or it may be one room in addition to the others in the lower part of the house4 ,it may be the room which adds capacity to the lower floor during times of general entertaining4 ,in some cases1 particularly where the parlor is merely used as a reception-room1 it need not be large4 ,in such a case it is merely a place separated from the sitting-room1 and in which to go for the purpose of receiving friends in a room somewhat removed from the slight confusion which may legitimately belong to a sitting-room4 ,the parlor is made distinctive in its appearance from the sitting-room by its furnishings4 ,it is not usual to have any great difference in the design of the wood-work in the different rooms of the lower floor4 ,generally speaking1 the doors are of the same design1 and likewise the casings1 base1 etc4 ,the parlor belongs particularly to the society life of the occupants of the house4 ,it is not generally a family room4 ,it is removed from the ordinary home life except in so far as the general social conditions draw all together4 ,the parlor1 in its connection with the living-rooms of the house1 and the house itself1 is entirely legitimate4 ,there is a good deal of sneering at the old parlor idea4 ,this feeling has its origin in the memory of the parlors of a few years ago1--those which contained the one ,brussels carpet1 covered with red and green flowers1 furnished with black hair-cloth furniture1 chairs arranged around the wall in military style1 a sofa--stiff of back and commanding an attitude--in a most conspicuous position2 walls covered with coarse-figured1 gilt paper1 and rendered more offensive by cheap1 family portraits in oil1 and elaborately framed chromos4 ,the parlor of to-day is still a formal room2 it does not greatly differ from the older one in idea2 it is the execution of the idea which has changed4 ,there is a greater refinement in all the details2 there is an artistic spirit which pervades everything4 ,there is harmony of color1 quietness in tone4 ,the pictures are of a different character4 ,the furniture is graceful and comfortable4 ,it is rarely separated from the other part of the house4 ,the doors leading into it are nearly always open4 ,oftentimes there are only portires of tapestry or lace to separate this room from the others which lead to it4 ,it is a room which is made necessary by the social life of the time4 ,the ideal parlor is a long room1--a large room4 ,it is long in proportion to its width4 ,sometimes there is an archway near the middle1 which suggests the division of the room into two parts4 ,there is a mirror at the end1 and1 lending dignity to the room1 there is the hall or library at one side4 ,by its size1 its arrangement1 its dignity1 it is inspiring to a congenial company4 ,this is the ideal parlor1 and the one of which the vulgarly furnished parlor of a few years ago was a corruption4 ,the ideal parlor is shown in its completest original form in some of the old mansions of the ,east and ,south4 ,some of the old ,virginia and ,maryland houses carry out this idea in the completest way4 ,in ,natchez1 ,miss41 are houses built long before the war1 and designed by the ,french architects1 which contain parlors of splendid proportions and most artistic details4 ,these were designed in the purest classic architecture4 ,the ceilings were high1 the paintings rich4 ,all this is somewhat removed from the common idea of a parlor as carried out at this time4 ,however1 it is a pleasant thing to look back upon1 or1 when the opportunity and means are at hand1 a proper thing to enjoy in the reality4 ,the library1 as now understood1 is1 in the ordinary house1 a room for books1 papers1 and magazines1 in which the members of the family may gather1 who have use for that which it contains4 ,it should be a room which may be isolated from the other parts of the house2 a room in which one may study or read or write1 and have the quiet which belongs to such occupations4 ,a room which may be used as a passage from one part of the house to another cannot be dignified by the name of library4 ,in such a room there must be quiet4 ,there are very few homes to which such a room would not be a material and practical addition4 ,there are times when nearly every one desires the quiet and freedom from interruption which a room of this kind affords4 ,it need not be a large room1 but should contain all of the paraphernalia of work3 a desk1 conveniently arranged1 bookshelves which are readily accessible1 possibly portfolios arranged along the walls1 drawers with proper compartments1 cases for circulars and catalogues1 and other places for things4 ,the nicest thing about book-cases is the books4 ,ornamental glass doors and rich trappings add nothing to the beauty of the library4 ,people who make large use of books do not care to have them protected by glass cases4 ,the other furnishings and fittings of a library should be quiet in tone1 the chairs easy but not rich1 the carpet of a neutral color1 the wall decorations preferably without figured outlines1 the pictures small and quiet4 ,sliding doors between the library and any other room of the house are not to be considered4 ,close-fitting doors on hinges are proper4 ,they exclude the sound4 ,sliding doors permit the ready passage of sound1 for the reason that they are more or less open at top1 bottom1 middle1 and sides4 ,a low ceiling in a library adds to the quiet and restful effect4 ,one may have a low ceiling in a library1 even if they are higher in other rooms1 by studding down from above1--that is1 putting in a false ceiling4 ,the expense is light indeed1 and by such means additional protection from the sounds above may be afforded4 ,the dining-room1 in many houses1 is the room in which the entire family is gathered1 perhaps for the only time during the day4 ,in this sense it is an assembly room4 ,there is in this busy country a growing respect for the social value of the dining-room4 ,in the family meetings at the table1 there may be an interchange of experiences that does not occur at other times1 for the reason that there is no opportunity for it4 ,after the meals the members of the family go to their various occupations1 and probably do not come together until another meal4 ,these facts may be considered in the planning of a dining-room4 ,we have thought of this room before in its mechanical sense2 we have looked at it through housekeeping eyes4 ,we have now to consider its artistic and social features4 ,we look at it as one of the family rooms4 ,it has its shape or proportion suggested to it from the table4 ,it is oblong4 ,the light coming into it should be ample1 but subdued in tone4 ,it is pleasant1 as one enters a dining-room1 to come into full view of a sideboard which is decorated with that which belongs to this room in a utilitarian way--its china1 cut glass1 and beautiful linen1 than which nothing can be more attractive4 ,it is a pleasant thing to have a conservatory attached to one side or at a corner of the dining-room4 ,the odor of flowers or plants may not be agreeable constantly in a sitting-room4 ,the periodical occupation of the dining-room makes this pleasant rather than otherwise4 ,most of the plans which are shown will admit of the placing of a conservatory in connection with the dining-room in the manner indicated4 ,the old ,english dining-room was large in its general proportions1 and heavy and rich as to its details2 it was so large and impressive that there was an offshoot which took form in a breakfast-room4 ,in our homes at this time we have the compromise4 ,our habits of living do not demand the breakfast-room3 all come to breakfast together1 and the requirement is the same as for other meals4 ,where one wishes to have a wood ceiling panelled or with decorated beams1 the dining-room1 or the hall connecting with it1 may be chosen as the proper place to be treated in this way4 ,where expense is not a great object1 it is agreeable to have a large part of the walls finished in wood4 ,a wood finish one-half to two-thirds the height of the wall1 and a ceiling of wood above1 with the intervening space finished in rough1 tinted plaster1 gives a very pleasing effect4 ,projecting from the top of the wood wall-finish may be a little shelf extending1 say1 five inches beyond the wall4 ,it may have a simple moulded edge4 ,in the top may be cut grooves2 on the under edge may be arranged1 at regular intervals1 cup hooks1 which may be used in part for suspending china1 or1 upon certain occasions1 as a means of securing floral decorations--say1 a little train of ivy or smilax4 ,on the upper part of the shelf are placed pieces of china4 ,this shelf may be placed in any dining-room2 if not around the entire room1 between two windows1 or between the chimney breast and the adjacent wall4 ,six feet from the floor is a good height4 ,if it is not overloaded1 or if the idea is not generally overworked1 the effect will be very satisfactory4 ,the coloring of a dining-room may be a little heavier and richer than that of the other rooms4 ,a very pretty feature which maybe introduced in a room of this kind is a china-closet1 which opens into the dining-room as well as into the china-room adjoining4 ,the dining-room side of the china-closet should be glazed with clear glass above its lower section1 and the china-room or back side of the china-closet should be glazed with cathedral glass of a semi-transparent character4 ,there are doors on hinges on each side4 ,the drawers in the lower part1 if provided1 open from both sides4 ,if doors are used they should be arranged in the same way1 so that the lower shelves may be approached from both dining-room and china-room4 ,the glass door on the dining-room side should not come down to the shelf at the top of the lower section1 but should be arranged to leave an open space1 as is indicated in the chapter on kitchens and pantries4 ,however1 the doors on the china-room side of this closet should come down1 so as to cut off communication between dining-room and china-room at will4 ,this space between the upper and lower section of the china-closet gives space in which to set a tray1 and1 by opening a door on the back1 it acts as a slide between the china-room and dining-room4 ,this arrangement is not only very beautiful1 but very useful4 ,see china-closet plan ,fig4 #e1 page #df4 ,the conservatory mentioned does not need to be in conventional conservatory form1 which usually has cheap glazing and often common wood-work1 but may be a bay-window with more than an ordinary amount of glass1 preferably plate4 ,the chambers and bedrooms1 in their ideal form of arrangement1 have an abundance of light and sun1 ample means for ventilation1 and a greater air of restfulness and airiness than the rooms below4 ,the carpets are in lighter tints1 the walls more nearly white1 the windows not so heavily draped1 the pictures and frames of a lighter character1 the chairs not so heavy as those of the other rooms4 ,from a chamber it is sometimes desirable to have a bay window projecting from side or front4 ,it adds to the availability of the other floor space1 affords additional light and ventilation4 ,nothing can be nicer than a grate fire in a bedroom4 ,it should be surrounded with a wood mantel1 with tile facing and hearth4 ,above the mantel it is useful to have a short plate-glass mirror4 ,a dressing-case takes its proper place on the side wall between two windows1 or in a corner with a window in each wall adjacent to it4 ,bedrooms are1 for the most part1 lighted with brackets rather than central lights4 ,when attainable1 a small dressing-room adds to the attractiveness of a chamber4 ,in some houses there may be an alcove1 a bay window1 a window-seat1 a conservatory1 or something of this kind1 from every principal room4 ,these are features which add to the beauty and attractiveness of the house4 ,while all of these things are not possible in every home1 some one or two of them may be attainable4 ,in mentioning the various details which go to make the beauty of a house1 it is in mind that all these features can be taken into account in but a very small proportion of all the houses that are built1 yet some one or more of them may be used in every house1 and thereby add to its attractiveness4 ,,chapter ,,xiv4 ,,external ,,and ,,internal ,,design4--,,an ,,old ,,topic ,,before ,,the ,,people4--,,the ,,architectural ,,student',s ,,dream4--,a ,,beautiful ,,home ,,the ,,housekeeper',s ,,ambition4--,,it ,,costs ,,no ,,more ,,to ,,have ,a ,,house ,,beautiful ,,than ,,ugly4--,,architectural ,,education4--,,charles ,,eastlake',s ,,book4--,,vulgar ,,architectural ,,revivals4--,,the ,,growth ,,of ,,the ,,artistic ,,idea4--,,beauty ,a ,,matter ,,of ,,refinement4 ,it often happens when one gives especial attention to a particular branch of a subject his neglect in other lines is measured by the depth of his attention to the particular branch4 ,matters which have to do with the utilitarian features of house-building are considered in this work much more fully in the text1 than has the appearance of the buildings4 ,it is desired that this fact will not lead any one to believe that matters relating to the appearance of the exterior have been neglected4 ,domestic architecture is an old topic before the people4 ,it is old in what has been said in regard to the appearance of the buildings4 ,the subject1 as a science to the architect1 is new when considered from the standpoint of convenience4 ,the architectural student's dream is not of kitchens1 pantries1 closets1 convenient and economical arrangements of floor space1 but is principally of large public buildings1 libraries1 court-houses1 and cathedrals4 ,when he descends to dwelling-houses1 it is of something unique1 or odd1--something that is pretty or rich4 ,when it relates to details1 it is hallways that are peculiar in their beauty1 parlors and sitting-rooms that are full of odd conceits4 ,there has been a tendency toward strange things during recent years4 ,matters of this kind have fed the fancy of many architects4 ,the housekeeper has been neglected4 ,nothing attracts more attention than a beautiful house4 ,it is a pleasure to every one4 ,it is as important to have a house beautiful as it is that it should be convenient4 ,the same education and thoughtfulness that will enable an architect to design a convenient house will make it beautiful4 ,no one can be conscientious in the consideration of the comfort of the housekeeper and neglect the smallest detail leading to the beauty of the house4 ,the housekeeper lives in the hope of having a beautiful home4 ,it has been the purpose1 in writing this book1 to bear all this in mind1 and to add the element of convenience to what has been said and done by others toward making beautiful houses4 ,it costs no more to have a house beautiful than to have it ugly4 ,beauty1 like convenience1 is largely a matter of thoughtfulness and education4 ,the only excuse for ugliness in house-building is ignorance4 ,the student of architecture has had a great deal done for him4 ,and1 in considering that which has to do with appearance1 he has only to accept the advantages of the best architectural schools and offices4 ,without these he cannot expect to succeed4 ,to be a designer of beautiful houses1 one must have had the same special training and advantages that are necessary for success in other lines of professional work4 ,a physician must know the history of his profession1 aside from the more formal knowledge which leads him through his practice4 ,it is the same way with the student of architecture4 ,the successful designer of a small cottage will do better from having a knowledge of the history of early architecture4 ,such a knowledge is indispensable1 in order to reach the best results4 ,one who has made a study of ,greek architecture is much better equipped to design a beautiful low-cost cottage1 of four or five rooms1 than one who has not availed himself of these advantages4 ,he will make a better house for the same money4 ,he will do better work with simpler means4 ,to take another illustration3 ,we may suppose that an architect has a porch to design1 and that the owner of the house does not have a great deal of money to put in it4 ,there are four turned columns1 a cornice1 with a rafter finish1 and underneath1 a space in which may be inserted a small band of inexpensive scroll-work4 ,a knowledge of the earlier architecture comes to his assistance in a wonderful way4 ,for the turning on the columns the architect may select that from a column of the early ,english ,gothic architecture of the fourteenth century4 ,these are simple profiles1 which can be turned at no greater cost1 if the drawing is furnished1 than some crude1 modern invention of the turner or an uneducated designer4 ,for the jig or scroll saw work1 he can arrange figures from some of the earlier ornamental forms of the same period1 and by drawing them full size the scroll-sawyer can reproduce a beautiful design1 which has a history1 with no more labor than he would give some corrupted design which has filtered through the minds of careless house-builders4 ,for his rafter feet1 this designer will have no difficulty in recalling some simple form which has had a refined development4 ,this same line of procedure can be followed in all details of house-building1 and not add one dollar to the cost of the structure4 ,at the same time it brings about most beautiful results1--the results of successful experience4 ,it may be said again that it takes no more money to make a beautiful detail--one which has been the development of experience and refinement--than it does something which is clumsy and coarse4 ,it requires1 however1 a knowledge of what has been done1--a knowledge of the history of design4 ,it requires the faculty of using intelligently the results of the past1 not merely as they originally existed1 but in their adaptation to the wants and conditions of the present4 ,several years ago ,mr4 ,charles ,eastlake wrote a book entitled ,hints on ,household ,taste4 ,the book accomplished a great deal1 by merely leading people to think4 ,to this day there are a great many architectural features which1 in the builder's parlance1 go under the name of ,eastlake designs4 ,there are so-called ,eastlake doors1 ,eastlake frames1 etc4 ,in truth1 ,mr4 ,eastlake had little to say about architecture in a distinctive sense1 and many evil things have been perpetrated in his name4 ,the best thing that ,mr4 ,eastlake did was to teach people that the furniture and other things which they had around them could be beautiful and not expensive4 ,that it was not necessary to have a chair or a piece of wood-work loaded down with something called ornament1 in order to be beautiful4 ,after this people lost confidence in the furniture manufacturer1 and did not depend solely on the price of his wares as a measure of their elegance or attractiveness4 ,this was the sole work of ,charles ,eastlake1 with the masses of the people4 ,he was a missionary in his way4 ,a man of no particular knowledge in regard to architecture or design1 yet one who was the means of doing a great deal for architecture4 ,he taught people to look for beauty in simple things4 ,after a time came a certain something in domestic architecture which was designated as the ,queen-,anne style4 ,we all know what it is1 yet it is difficult to describe4 ,the veritable ,queen-,anne architecture meant something2 the ,queen-,anne architecture of a few years ago meant anything--particularly something that was pointed1 erratic1 and unusual4 ,it1 however1 did a good work4 ,it enabled the architects to get out of the old beaten paths4 ,a great many beautiful houses were built1 which1 by the public1 were said to be in this style4 ,the name ,queen ,anne was the vehicle for the passage from an old conservatism1 which had to do only with the commonplace1 to something which was fresh and attractive4 ,in this way a great many beautiful houses were built during this so-called ,queen-,anne revival4 ,more recently there has been a movement toward the revival of the old colonial architecture--a style that was developed by a class of educated builders among the earlier settlers of this country4 ,their knowledge was particularly of classic architecture of the period of the ,italian renaissance4 ,a great many strange and unusual things are being perpetrated in the name of old colonial architecture at this time4 ,at the same time1 a great deal that is beautiful and refined is being built in this style4 ,in the work of the very recent period which has to do with this architecture1 one may find a great deal of encouragement4 ,it shows a decided re-action from the extravagant crudeness of the so-called ,queen-,anne architecture1 and in the end we will reach something that is rational and beautiful4 ,thus it is to be seen that1 in whatever lines architecture is moving1 we shall find good work2 that it is not so much the style that it is named1 as the resources of the designer3 resources which have to do with his education1 and his disposition to select that which is fine and beautiful--the sense which leads him to discriminate4 ,illustration3 ,,figure ,b4 ,,plans ,,of ,,fifty ,,convenient ,,houses4 ,,chapter ,,xv4 ,,evolution ,,of ,a ,,house-,,plan4--,,respectable ,,dimensions ,,for ,a ,,moderate ,,price4--,,six ,,plans4--,,costs1 ,,from #a1ejj ,,to #b1fjj4 ,the number of times that a house has been built indicates the popularity of the plan4 ,plan ,no4 #a1 in one form or another1 has been used oftener than any other in the book4 ,plans ,nos4 #a1 #b1 and #c are more frequently selected by people who do not keep a servant4 ,this arrangement makes a compact and low-cost house4 ,there is a porch over which the small front bedroom extends on the second story4 ,in ,plan ,no4 #a the hall is seven and one-half by ten feet4 ,there is a corner grate for the living-room and the parlor4 ,a stove might be used in the dining-room in a way to moderate the temperature of the entire lower floor4 ,there is one very large window opening into the dining-room4 ,it is a very pleasing thing to have the upper sash of the dining-room glazed with simple colors of cathedral glass4 ,this glass gives a very pleasant tone to the light of the room1 and1 at the same time1 excludes the hot rays of the sun in summer4 ,it is possible to dispense with outside shutters when cathedral glass is used in the upper sashes4 ,a metal rod running across the window on the inside1 on a level with the horizontal dividing-rail of the window1 may be made to carry curtains which will exclude the view from the outside4 ,thus1 in the glass1 and by the aid of the curtains1 we have much that might be expected from the shutters4 ,there is a china-pantry between the kitchen and dining-room4 ,it is lighted by a small window at one side4 ,it serves as a passageway between these two rooms1 and thus keeps the odor of the cooking from the front part of the house4 ,the pastry pantry is immediately back of the china-pantry1 and is entered from the kitchen4 ,it is also provided with a small window4 ,in the kitchen is a sink with a swinging table at one side1 and room for a portable table on the other4 ,at one side of the sink may be the cistern-pump1 and on the other side the well-pump4 ,it should be placed back against the wall1 and with handles that are well out of the way when not in use4 ,illustration3 ,plan ,no4 #a4 ,it is entirely unnecessary to place the pumps in the yards of low-cost houses1 as is so common4 ,if a driven well is used1 it could be driven so as to be next to the kitchen sink4 ,if it is a dug well1 it may be placed on the outside1 and connected through lead pipes with the sink on the inside4 ,the cistern may be connected in the same way4 ,the entrance to the cellar stairs is conveniently placed in one corner of the kitchen4 ,the cellar itself is under the sitting-room4 ,the side-porch is large enough to be used as a summer kitchen4 ,illustration3 ,plan ,no4 #b4 ,it is to be noticed that there is no waste room in the upstairs hall4 ,there is merely wall space enough to admit of doors leading into the various rooms4 ,there is a small window which lights this hall2 the window may be reached for cleaning from the stairway4 ,this plan illustrates as clearly as possible the advantage of having the main stairway land in the middle of the house4 ,there is no better way to economical use of space4 ,from the second-floor hall there is a stairway leading to the attic4 ,this passage is lighted in the same way as the second-floor hall4 ,illustration3 ,plan ,no4 #c4 ,it may be said that the bedrooms of this house are not large4 ,the house is not large4 ,the problem involved a low-cost1 roomy house4 ,we get a large number of rooms within a small enclosure1 and1 necessarily1 some of them are small4 ,it is to be borne in mind1 however1 that the value of a room is not dependent upon its size4 ,a room may be of respectable dimensions1 but yet not have the necessary wall space for the furniture4 ,such a room would not be as satisfactory as a smaller one1 had care been taken to provide this space4 ,in each bedroom there should be space for a bed1 a wash-stand1 and a dressing-case4 ,the latter should be near a window4 ,it will be found that there is room for such furniture in each of the bedrooms shown on this plan4 ,all are provided with ample closets4 ,in one of these houses which was built1 there was a door between the bedroom in front and the chamber4 ,in another case1 there was a door connecting the two larger rooms4 ,all these things are matters of personal preference1 or special family requirements1 depending upon the age and number of the children1 and other family conditions4 ,illustration3 ,plan ,no4 #d4 ,plan ,no4 #b is similar to ,no4 #a1 excepting that there are a few changes in detail4 ,the rooms are smaller2 the hall is relatively shorter2 it illustrates the process of contraction4 ,no4 #c is similar to ,no4 #b1 excepting that it has a front as well as a rear stairway1 and the position of the dining-room is changed4 ,no4 #d is a development of the same class of plans4 ,there are the front and the rear stairways1 also a bath-room over the kitchen1 and a servant's room4 ,the dotted lines running through the little bedroom on the second floor indicate the position of a hall1 which may be constructed connecting the front and rear part of this house4 ,as will be noticed1 this is a nine-room house in a very economical form4 ,illustration3 ,plan ,no4 #e4 ,plan ,no4 #e is a further development and improvement of the same idea4 ,the objection that one may raise to any of the plans just described is1 that one has to pass through the parlor1 or the room in the rear of the hall1 to reach the room back of the parlor4 ,plan ,no4 #e solves this problem4 ,from the hall we can go into the living-room1 the dining-room or parlor1 without passing through another room4 ,the second floor is an improvement over ,no4 #d1 in that the little bedroom in the rear is enlarged by allowing it to project over the room below the width of the hall4 ,in the rear of this comes the bath-room4 ,illustration3 ,,figure #aj4 ,as to cost4 ,the building1 without appurtenances1 on the basis outlined in schedule ,b1 would cost as follows3-- ,plan ,no4 #a1 #a1gjj2 ,no4 #b1 #a1eej2 ,no4 #c1 #a1eej2 ,no4 #d1 #a1hjj2 ,no4 #e1 #a1ijj4 ,figures #h and #i are elevations suited to these plans4 ,illustration3 ,plan ,no4 #f ,plan ,no4 #f had its origin in ,plan ,no4 #a1 and was developed through the successive stages indicated in the description of plans from #a to #e inclusive4 ,the position of the grate-stack has been changed1 so that it acts for the reception-hall on one side1 and the parlor on the other4 ,the reception-hall1 instead of receding1 projects4 ,in one corner thereof is arranged a vestibule1 partitioned from the rest of the rooms by ornamental fret-work backed with curtains4 ,this will make a very beautiful feature4 ,it changes this hall into a room4 ,from here we may pass to the parlor1 sitting-room1 and dining-room4 ,in the rear of the sitting-room is a porch2 at one side1 a projecting window-seat4 ,the sitting-room closet is cut off from the pantry4 ,the dining-room is connected with the sitting-room by sliding-doors4 ,a convenient china-closet connects the dining-room and kitchen4 ,on one side of the china-room are arranged drawers4 ,under the china-closet proper are shelves enclosed by panelled doors2 the china-shelves above being protected by glass doors1 according to the general ideas previously expressed when considering the china-closet in particular4 ,the kitchen is the same as others1 which are described elsewhere in a more detailed way4 ,there is a laundry in the basement1 and an outside cellar-way connecting with the back yard4 ,the inside cellar-way is shown4 ,the next door is that which leads to the second floor4 ,there are five bedrooms on this floor4 ,the elevation of this house is shown in ,fig4 ,no4 #aa4 ,the building1 without appurtenances1 according to schedule ,b1 costs #b1fjj4 ,illustration3 ,fig4 #h ,illustration3 ,fig4 #i ,elevations ,nos4 #a and #b indicate a simple form of exterior1 which may go with either of these plans excepting ,no4 #c4 ,the photographic view1 ,fig4 ,no4 #aj1 shows an exterior of ,no4 #a1 as built at one time4 ,illustration3 ,fig4 #aa4 ,,chapter ,,xvi4 ,a ,,small ,,pocket-,,book ,,and ,a ,,large ,,idea4--,,ambition1 ,,dollars1 ,,and ,a ,,good ,,house4--,,the ,,growth ,,of ,,the ,,housekeeper',s ,,ideas4--,,points ,,about ,,the ,,house4--#b1ijj4 ,it is frequently said of those who would build1 that their ideas are larger than their pocket-books4 ,it is certainly not discreditable to any one that his ideas should be larger than his immediate resources4 ,such a condition causes the enlargement of the individual and his pocket-book at the same time4 ,the man who says that he wants two thousand dollars' worth of house does not get as much for his money as he who in effect says1 ,i want three thousand dollars' worth of house for two thousand dollars4 ,the latter is an ambitious man2 the former has only a little ambition4 ,he merely wants a house4 ,fortunately1 however1 there are few such people4 ,it is more likely to happen that a man and his wife1 who have worked hard for several years1 get enough money together to build a home1 and it is possible that this home has been talked about for several years previous to their building4 ,in fact1 they have been educating themselves in house-building4 ,they have acquainted themselves with all of the modern conveniences4 ,they have studied porches1 vestibules1 and stairways2 they know how many rooms they want on the first floor and the bedrooms that they will have above4 ,at first this house presents itself in a very crude form2 but in the course of time the plan shows itself more clearly to them4 ,they begin to place the furniture in the imaginary rooms1 and as they do this their ideas enlarge4 ,they add at first inches1 and then feet1 to the size of the various rooms4 ,at first their ideas of a kitchen were quite moderate2 in time a sink begins to assume certain vague outlines1 then it takes definite form on one side of the room2 then a pump is placed beside it2 afterward the wife says1 ,how nice it would be if we could have a hot-water faucet over the sink4 ,at first they shake their heads and say that it would cost too much2 but in the course of a few evenings' talk on this and kindred subjects1 they come to the conclusion that if the hot-water arrangements do not cost too much1 they will have them2 and that as things are so much cheaper than they used to be1 they certainly ought to get all of these for about what they originally expected to pay for the house4 ,their ideas have been of slow growth1 but continuous1 and in the aggregate the growth has been great4 ,during all the winter months1 previous to the time when they would build in the spring1 many sketches are made1 of the floor-plans of the house that is to be4 ,finally the net result is handed to a builder or an architect1--more frequently the former1 as most small houses are built without professional service4 ,the figures from the builder come in1 and are very much higher than was expected4 ,it is quite a shock1 for certainly there is nothing there that they can well do without4 ,everything has been thought of so much4 ,nothing that their plan contains appears to them to be less than a matter of necessity4 ,other builders are asked to figure with results little more satisfactory4 ,in the end there must be a compromise2 the builder and the owner both yield1 and1 as a result1 a very satisfactory house is built4 ,there are little things which they would have different1 but1 in the main1 the house is satisfactory4 ,this is the universal experience1 and the effect upon the domestic architecture of this country has been very pronounced4 ,we can now get a better house for a given sum of money than ever before4 ,better not only as to general construction1 but as well on account of external appearance1 and the convenience of its internal arrangements4 ,one may get more of what are regarded as the little conveniences1 which mean so much to the housekeeper4 ,this is not altogether the result of lower prices of the material and labor which go to make a house1 but is as well on account of the skill which has been developed in planning and arranging buildings1 with reference to economy in space1 and cost of general construction4 ,the planning of houses has undergone a revolution within a few years past2 and instead of having the long1 narrow halls at the side and in the middle of a house1 and the long halls and narrow passages through the upper floor1 all of which was ugly and inconvenient1 we now have the same area thrown in large square rooms1 so as to be available4 ,it may be known that chimney stacks are quite expensive4 ,for this reason an effort has been made to group them1 so that they may be made to answer for a number of rooms2 and the success with which efforts in this direction have been attended has been wonderful indeed4 ,the modern floor plan is altogether different from that of the past2 it is more convenient and less expensive to build2 and1 as said before1 this is largely the result of efforts of the owner1 who has ideas larger than his pocket-book1 and the architect or builder1 who exercises his ingenuity to bring the ideas and the money together4 ,illustration3 ,plan ,no4 #g ,plan ,no4 #g is of an eight-room house1 and is fairly representative of the ideas expressed4 ,the general form1 it will be seen1 is square4 ,it is a two-story house with a reception-hall1 parlor1 dining-room1 kitchen1 china-closet1 pantry1 and stair-hall on the first floor2 there are three chambers1 the servant's bedroom1 the bath-room1 and a communicating hall on the second floor4 ,the first floor is ten feet six inches high1 and the second1 nine feet six inches4 ,from the second floor there is a stairway going to the attic1 which is large and roomy1 and which may have various uses4 ,the cellar is seven feet high1 and is well lighted by having the joist set well up from the grade line4 ,there may be a laundry here1 and1 separated from it by a door1 we may have a coal-cellar and a furnace-room4 ,as we approach the house1 there is1 first1 a broad porch about eight feet in width1 and fourteen feet in length4 ,at a slight additional expense1 say fifty dollars to sixty dollars1 this porch might be extended across the entire front4 ,before reaching the front door1 there is a small vestibule1--arranged with or without storm-doors1 as may be thought desirable4 ,it is the impression of the writer that storm-doors are seldom used4 ,the distinctive feature of this house is the hall1 which is large enough--thirteen feet six inches by fifteen feet--to be used as a sitting-room4 ,in the front part of this hall1 and at the right as we enter1 are a window-seat and a broad window in front and immediately above it2 this is slightly separated from the main room by the small pilasters or casings on each side4 ,immediately in front of the doorway1 there are a grate and mantel set in one corner of the room4 ,there are large doorways1 five feet wide1 leading into the stair-hall immediately back of this room1 and into the parlor at the left as we enter4 ,in this case there are merely door openings1 portires or curtains taking the place of ordinary doors4 ,sliding-doors might be used in addition to the curtains1 and thus have the advantage of both curtains and doors4 ,from this room the outlines of the stair-hall and the stairway are visible or not1 according to the arrangement of the portires4 ,there is a side entrance into this hall1 and from it one may go into the kitchen by passing through two doors4 ,it is a good principle in planning a house always to have two doors between the kitchen and any other part of the house4 ,one door could as well be used in this instance1 but a second one is added to make the isolation more complete4 ,in the plan here given1 it may be noticed that there are cellar stairs passing under the main stairway in the hall4 ,the dining-room may be entered either from the front parlor or from the stair-hall4 ,in each case doors are used4 ,it is always desirable to have a dining-room so arranged that it may be closed from the other parts of the house4 ,there is a grate in each of the two principal rooms1 the hall1 the parlor1 and the dining-room1 and all communicate with a single stack4 ,this is much more economical than having three distinct stacks1 which are so frequently used for accomplishing the same result4 ,the only other chimney stack is in the kitchen4 ,the two answer every purpose4 ,the outside corners of the dining-room are cut off at an angle of forty-five degrees1 so that the end of the dining-room presents the form of a large bay window4 ,in the middle space at this end may be placed the sideboard1 in which event a window will be placed over it1--that is1 well toward the ceiling4 ,the dining-room communicates with the kitchen through a large pantry1 eight feet square1 or through a slide in the back of the china-closet4 ,in the kitchen there are broad windows on the two sides1 and a door leading into the back yard4 ,in following the stairway to the second floor1 it will be noticed that there is a broad landing something more than half-way up1 and that there is a large window1 slightly above it1 which lights the hall below1 and partially lights the one above4 ,the advantages of having a stairway which lands approximately in the centre of the house1 as does this one1 is that no room is lost by having long halls which have to lead from the front to the rear of the house4 ,all we need have is a short hall in the centre of the building1 which will communicate with the rooms around it4 ,another convenience of this arrangement is that all of the front of the house is utilized for chambers4 ,where the stairway lands in the front of a house1 there must either be a long hall1 which is a waste of room1 or one must pass through one or more chambers to get to others4 ,in this plan the rooms are arranged around the hall1 there being three large ones over the three principal rooms below4 ,in each of these chambers there is abundant space for the usual bedroom furniture1--viz41 a bed1 dresser1 wash-stand1 and chairs4 ,in these rooms there are closets1 and at the end of the hall there is a store closet for bedding1 etc4 ,the servant's room1 as shown1 is over the kitchen1 as is also the bath-room4 ,illustration3 ,fig4 #ab4 ,it may be noticed that the fixtures in the bath-room--that is1 the bath-tub and closet--are directly over the sink below1 so that the pipes may have the most direct and the shortest runs possible1 which is not only economical1 but also safer from flooding in case of accident4 ,the tank in the attic1 which contains the soft or cistern water1 is directly over the tub1 and the laundry sink in the cellar is directly under the kitchen sink4 ,thus1 from cellar to attic1 all the plumbing fixtures are in line1 and all pipes exactly vertical1 excepting where it is desirable to take a short branch to connect the fixtures4 ,having the bath-room slightly separated1 as it is1 from the main hall1 it is safer1 from a sanitary point of view1 than if it opened directly into the main hall4 ,there is a closet for soiled linen next to the bath-room1 which is accessible either from it or from the short hall leading to it4 ,the stairs to the attic lead out of the hall1 as shown4 ,the attic is floored1 but is otherwise unfinished4 ,if found desirable1 one or more rooms could be finished here1 which would be quite as large and pleasant as any of the other rooms in the house4 ,this house can be finished complete1 including fences1 sheds1 walks1 gas fixtures1 plumbing1 mantels1 and furnace1 for #b1ijj4 ,fig4 ,no4 #ab is an elevation4 ,,chapter ,,xvii4 ,,we ,,know ,,what ,,we ,,want4--,a ,,convenient ,,plan4--,,meeting ,,the ,,wants ,,of ,,people ,,who ,,build4 ,floor plans develop from the varying necessities of those who build4 ,there is no reason why the same arrangement should suit any large number of people4 ,a floor plan1 if carefully and thoughtfully made1 will meet the requirements of the individuals whose wants are particularly considered4 ,while there are certain general principles1 which affect the value of a floor plan for good or evil1 the detailed requirements are almost as varied as the tastes and dispositions of the occupants4 ,a lady and gentleman come into an architect's office1 and explain that they are intending to build1 and want to look at something with a view of selecting a plan4 ,the architect has a great many plans which he might show them1 but he knows well enough that none of them will be selected4 ,he says3-- ,i shall be glad to show you anything ,i have1 but not with the expectation of finding something that will please you4 ,by doing so1 ,i shall probably find out what you do not want1 and in that negative way meet your requirements4 ,i think ,i know what we want1 says the lady1 but ,i do not know just how to arrange it4 ,the stairways bother me1 and there are things which ,i do not get to suit me4 ,well1 tell me what1 you want1 and then we will make a sketch2 and from that1 corrections2 and1 in the end1 we shall probably have something satisfactory1 though not wholly so at once4 ,before we go any farther1 says the gentleman1 ,i want to say that we have only twenty-five hundred dollars to put into a house4 ,yes1 that is all we can afford1 says the lady2 but ,i can tell you what we want4 ,the architect reaches for a note-book and a piece of paper4 ,we want a reception-hall1 with a grate and stairway in it4 ,there must be a small vestibule1 with a place for overshoes1 hats1 and overcoats4 ,somewhere near the reception-hall1 or in it1 ,i want a closet where ,i can put my own wraps1 and those of the children1 and other things which ,i do not care to keep upstairs1 and yet wish to have out of the way4 ,it does not need to be a large closet1 but must not be unusually small4 ,we want a parlor and dining-room1 which connect with the reception-hall4 ,the parlor will be used as a sitting-room not a little1 but not in the ordinary way1 for the reason that ,i stay upstairs with the children most of the time4 ,i do my sewing there4 ,if ,i should use the parlor regularly as the sitting-room1 ,i could receive my callers in the reception-hall4 ,it would be nice if we could have some kind of a window-seat in that room4 ,we want a grate in the sitting-room1 but not necessarily one in the dining-room4 ,i want a back stairway1 but it must not go up directly from the kitchen4 ,the kitchen and pantry ,i want you to make as convenient as possible in a house of this cost4 ,how would a combination stairway do8 ,oh1 ,i don't want that at all4 ,it would be bringing the two together4 ,i want the rear stairway in the rear of the house1 and entirely separate from the one in front4 ,it should land near the girl's room on the second floor1 so that it can be cut off from the rest of the house4 ,we must have plenty of closet-room upstairs4 ,how many children have you8 ,two3 a baby and a little boy about six years old4 ,then you must have at least four bedrooms1 was suggested4 ,for the present1 the baby can sleep in your room1 and the boy in a room next to and connecting with it4 ,there must also be a guest's room and a servant's room4 ,yes1 that will have to do for the present2 but don't forget the bath-room1 and be sure to have plenty of closets4 ,there is one thing ,i had almost forgotten4 ,there must be some arrangement so that the servant can get from the kitchen to the front door without going through the dining-room2 but we don't want the smells of the kitchen to get into the front part of the house4 ,after two or three sketches had been made1 the result1 as here illustrated1 was reached4 ,the architect has it in mind that the space at the right of the entrance door in the vestibule would serve as a place for overcoats and other winter equipments4 ,he suggests that a portire be placed between the vestibule and the opening leading into the reception-hall4 ,this will prevent draughts of cold air from making their way into the front room when the door is opened4 ,it will also lend a certain amount of privacy4 ,the porch is placed in front1 as a matter of course4 ,in the recess of the hall which is made by the vestibule a window-seat is placed4 ,in the rear of the reception-hall is the closet required4 ,as a means of getting from the kitchen to the reception-hall without passing through the dining-room1 two doors are arranged leading to a passage under the stairs4 ,this will prevent the passage of kitchen odors over the house4 ,the parlor and dining-room are arranged as shown4 ,between the window and the door leading to the china-closet is space for the sideboard4 ,the pantry is separated from the china-closet by the cupboard of the former4 ,it has doors above and shelves below4 ,the ice-chest is placed in the pantry4 ,it is readily accessible from both china-closet and kitchen4 ,illustration3 ,plan ,no4 #h4 ,the passageway to the second floor is from this room1 and1 considering the limited means and large general requirements1 this arrangement will no doubt be satisfactory4 ,the stairway is accessible from both dining-room and kitchen4 ,as there is a bath-room and water-closet above1 there is no necessity for carrying slops downstairs and through the kitchen4 ,the kitchen has the usual fittings4 ,the passage to the cellar is under the front stairway4 ,as will be remembered1 there is a door shutting this passage from the reception-hall4 ,upstairs there is a closet in each room1 two opening into the hall--one for bed linen1 and one for dust-pans1 brushes1 etc4 ,there is also a closet in the bath-room4 ,the attic stairway is shown4 ,an inspection of ,plan ,no4 #h will show how all of the requirements were met4 ,cost1 as per schedule ,b1 #b1bjj4 ,,chapter ,,xviii4 ,,two ,,good ,,rooms ,,in ,,front4--,,the ,,combination ,,pantry4--,,too ,,much ,,cellar ,a ,,burden4--#b1ejj4 ,in ,plan ,no4 #i1 the reception-room contains the front stairway4 ,this stairway lands near the front of the house on the second floor1 for which reason we are enabled to have in the front part of the house the two rooms which are most used on each floor4 ,we have the two chambers above1 and the reception-room and the sitting-room below4 ,if we had a long1 narrow stair hall constructed in the usual way1 we should have the sitting-room towards the rear1 and only a little alcove bedroom over the hall in front4 ,the dining-room1 which is a large room1 is connected with the front part of the house by sliding-doors4 ,it has a grate in one corner of it4 ,on general principles1 a grate has no business in the dining-room4 ,it is nearly always at some one's back1 and makes him uncomfortable at meal time4 ,being in the corner of the room1 it is farther from any one than it would be if located on a side wall3 hence it may be allowed4 ,there is a porch in the rear of the dining-room1 and between the door leading to it and the door to the china-closet there is a space for a side-board4 ,there are two windows at the end of this dining-room4 ,the door which passes into the pantry should be on double spring-hinges1 so that it will swing both ways4 ,one can push against it and open from either side1 and when it is released it will take its natural position4 ,illustration3 ,plan ,no #i4 ,the pantry is a large one4 ,pantries1 in general1 may be regarded as a kitchen annex--a store-room and preparing-room4 ,this pantry is on the combination plan4 ,it connects with the china-closet by means of a slide4 ,aside from this china-closet1 which projects into it1 there is a cupboard with double doors at one end1 a flour-bin at the side1 a pastry table next to it1 and a refrigerator by the window4 ,one reason for placing this refrigerator near the window is1 that a flight of steps and a platform might be arranged on the outside1 so that the iceman could put in the ice without going through the kitchen4 ,we go down cellar from this pantry4 ,illustration3 ,fig4 #ac4 ,there is a cellar under about half of this house--the kitchen and the dining-room4 ,it should have a cemented floor1 and numerous windows for lighting it4 ,the part under the kitchen could be used for a laundry1 that under the dining-room for coal storage and furnace4 ,there could be an excavation under a part of the sitting-room for vegetable storage4 ,why not put a cellar under the whole house8 ,it would cost but little more1 has been asked many times4 ,it is the little things1 the smaller economies1 in a building of this kind which makes the difference between an expensive house and a house of moderate cost4 ,every foot of cellar space beyond what is needed for actual use is a burden to the housekeeper4 ,the arrangement has more to do with the number of apartments than with the amount of space4 ,we have a laundry-room1 a place for furnace and fuel1 and a room for vegetables1 which is about all that can be used4 ,from the cellar we can go up the stairway and into the kitchen1 from the kitchen to the second floor1 and from the second floor to the attic4 ,it is a large attic1 a place for large rooms if one should need them4 ,under any circumstances this attic should be floored4 ,there could be no better place for general storage1 and at times for drying clothes4 ,it seldom happens that two houses from exactly the same plan are built4 ,while this plan has pleased many people1 there are others who would not be attracted by it2 who would not care to build this house as their home4 ,the universal floor plan has never been made1 and never will be4 ,there are general principles running through all plans which are valuable1 and if rightly understood will contribute to the improvement of the homes of the people4 ,fig4 #ac is an elevation4 ,cost1 without appurtenances1 #b1ejj1 as per schedule ,b4 ,,chapter ,,xix4 ,,sitting-,,room ,,and ,,parlor ,,in ,,front4--,a ,,connecting ,,vestibule4--,a ,,central ,,combination ,,stairway4--,,good ,,rooms ,,in ,,the ,,attic4 ,when we say that the sitting-room should be in the front part of the house1 it does not necessarily imply that the parlor should be disturbed4 ,as shown in ,plan ,no4 #aj1 they may both be in front4 ,the vestibule1 which is large enough for a hat-rack1 and for the occupants of the house to stand while putting on their overshoes and wraps1 is in front of both parlor and reception-room1 but yet in a way so as not to disturb the view to the street from either of these rooms4 ,we cannot have all of the rooms in front4 ,the kitchen we do not want there4 ,the dining-room is convenient if placed immediately in the rear of the sitting-room4 ,thus we have two rooms in front and two in the rear4 ,this is practically a square house4 ,the old habit has been to place the stairway along one side of the parlor in the hall which served as a passageway from the front to the rooms immediately in the rear4 ,this distribution of halls is what has thrown the sitting-room back of the parlor4 ,in the plan here given the change has been made so that the hall has relatively the same position that did the sitting-room in the past1 though it is by no means as large4 ,it is essentially a stair-hall1 and incidentally a passage4 ,as placed1 we may enter it from the parlor1 sitting-room1 dining-room1 or kitchen4 ,its position is central4 ,there are two doors between this stair-hall and the kitchen4 ,the central position of the stairway has other advantages than those just stated4 ,it makes long halls on the second floor entirely unnecessary4 ,as will be seen by looking at the floor plan1 it gives two good bedrooms in front4 ,illustration3 ,plan ,no #aj4 ,the dining-room is immediately in the rear of the sitting-room4 ,there may be sliding doors connecting these two rooms4 ,one door1 three and a half feet wide1 usually makes a sufficiently large opening for the dining-room connection4 ,there are sliding doors between the parlor and sitting-room1 and dining-room and sitting-room1 as shown4 ,the kitchen has the advantage of a certain amount of isolation from the rest of the house1 for the reason that there are two doors between it and any other room4 ,the pantries are arranged with reference to their most convenient use4 ,in the kitchen-pantry there are places for a refrigerator1 flour-bin1 bread-board1 and cupboard4 ,the dining-room pantry is a china-closet1 with glass doors above and closed doors below4 ,the doors connecting the dining-room pantry or passage should be hung on double-spring hinges4 ,in the plan of this house it is shown how we may go from the kitchen to the same landing that is used for the main stairway1 and thus avoid the necessity for a distinctively back hall and back stairway4 ,however1 if it is so desired1 it is easy to place a stairway in the rear1 and thus have them entirely independent4 ,in that event a room may be placed over the pantry1 and be used by the servant4 ,this part of the house could be cut off from the front rooms and the bath-room on the second floor by a door4 ,but to take the house as it is1 we have a combination stairway1 there being two doors separating the kitchen approach from the common landing in the main stair-hall4 ,on the second floor there is a hall about fourteen feet long from which we pass to two bedrooms in front1 two in the rear1 the bath-room and the store-closet4 ,each room is independent4 ,they may be connected one with the other as family necessities suggest4 ,the store-closet is accessible from the hall1 as such a closet should be4 ,this makes it available from any of the rooms4 ,the bath-room is directly over the kitchen4 ,in each bedroom there is a place for a bed1 a dressing-case1 and a wash-stand1 which is not always the case in bedrooms4 ,if there is a place for these things1 if the dressing-case bears its proper relation to the sources of light1 if it is so placed that the light from the window or from the gas shines in the face of the user1 if the wash-stand is conveniently disposed1 and there is room at the side of it for a slop-jar1 if there is a large closet1 then the architect has done his full duty in the arrangement of the bedroom4 ,the room that is called the family room should be especially well cared for in the matter of closets4 ,a hundred dollars would lath and plaster the entire attic of this house1 and provide a room in the front part which could be used by the boys or the servant4 ,there is no objection to this except in the necessity for climbing an extra pair of stairs4 ,the mere mention of a bedroom in the attic is distasteful to many people4 ,it arouses memories of hot1 dusty1 and uncomfortable places in which they have passed the night4 ,all this depends on the attic4 ,the roof in this house is pitched at an angle of forty-five degrees4 ,the house at the narrowest point is #bi4 feet wide4 ,this would make the attic at the highest point #ad-a_/b feet4 ,we can stud down from this and have a nine-foot story and at the same time a large room1 one which would have none of the disadvantages of a half-story room1 and which would have all the advantages of a well-ventilated1 comfortable bedroom1 for summer or winter4 ,the plastering of the attic suggests neatness4 ,having it well lighted by dormers exposes all disorder4 ,cost1 as per schedule ,b1 #b1fjj4 ,,chapter ,,xx4 ,a ,,compact ,,plan4--,,an ,,isolated ,,reception-,,room4--,,combination ,,stairway4--,,description ,,of ,,the ,,floor ,,plan4--,,cellar ,,arrangement4--,,dining-,,room ,,and ,,conservatory4--,,another ,,plan4 ,the floor plans in ,no4 #aa are of a house of small area1 #cj #cd-a_/b feet1 for body of the structure4 ,there is a porch in front1 a circular bay window at one side1 and a pantry and china-closet projecting at the rear4 ,in the house there are eight available rooms besides the bath-room and the attic4 ,in the attic1 rooms quite as liberal as any in the house could be constructed at a small expense4 ,on the first floor1 as we enter1 there is the reception or sitting hall1 which is so common in the more modern arrangements of dwellings4 ,this reception hall or room has a certain amount of isolation from the passage which leads from the vestibule to the stairway and the rear portion of the house4 ,it may be separated therefrom by curtains or portires4 ,it would be entirely possible to separate the two by means of sliding doors1 in which event the opening from the room into the passage would have to be a little narrower than shown in the drawings4 ,this room could be used as the office of a physician1 or of a gentleman who did more or less business at home4 ,by making the front vestibule about six inches deeper1 a separate entrance to this room could be provided4 ,in this event1 a door from the room into the passage leading to the living part of the house would be a necessity4 ,the circular bay end of this room would present an attractive feature4 ,the windows in this part of the room could be placed about four feet from the floor1 in which event book-shelves could be arranged below them4 ,the window in front goes to within seventeen inches of the floor4 ,under the stairway1 and leading from this room1 may be placed a very liberal closet1 in which there should be a small window4 ,leading from the passage is the stairway1 and two closets4 ,the little passage in which one closet is placed is separated from the hall by a door4 ,there is another door opening from this passage into the kitchen4 ,thus there are two doors between the kitchen and the front part of the house4 ,this arrangement has in mind the isolation of the kitchen from the other rooms in a way to prevent the passage of the usual kitchen odors4 ,illustration3 ,plan ,no #aa4 ,the stairways in this house are of the class known as combination stairways2 while they are convenient and easy of construction1 there is a certain amount of complication in their arrangement which makes them difficult of description so as to be understood by those not accustomed to examining floor plans4 ,there is the stairway from the front hall to the floor above1 and one from the kitchen to the landing of the front stairway4 ,the landing of the front stairway and that from the kitchen stairway is in common2 that is1 it is the same4 ,for the purpose of making this understood1 it may be well to say that one may go up the stairway from the front hall to the landing1 some eight steps1 and from thence down into the kitchen1 or he can turn right face and go to the landing on the second floor4 ,this part of the stairs is used coming up from the kitchen as well as from the front hall4 ,however1 the kitchen stairway is separated from the landing by a door4 ,there is another door at the foot of this kitchen stairway4 ,in coming downstairs1 one may turn to the right1 open a door1 and go down into the kitchen2 or1 he may turn to the left1 and go down the front stairway into the hall4 ,thus it will be seen that the combination stairway is a front and rear stairway together1 with separate entrance from both parts of the house1--one from the kitchen1 and one from the front hall4 ,it must be confessed that there is a certain amount of compromise in an arrangement of this kind1 but it is a saving of both space and money1 and is tolerable on this account4 ,by this plan everything is concentrated1 and without the serious drawback which extra cost1 or a smaller number of rooms1 would imply to those who have only a little over two thousand dollars to spend for a house1 without appurtenances4 ,the head room for the stairway1 coming up from the kitchen1 is secured under the bath-tub in the bath-room immediately above4 ,the cellar stairway is clearly indicated as going down parallel to the kitchen stairs and under the front stairs4 ,the cellar in this house should be under the kitchen1 stairways1 and the reception-hall2 that is1 it would occupy all of one side of the house4 ,in this cellar plan the principles set forth in the previous chapter on cellars are carried out4 ,illustration3 ,cellar ,plan4 ,the parlor is thirteen and one-half by seventeen feet in size4 ,it is connected with a hall by wide sliding doors1 so that about one-half of this side of the room may be open4 ,the grate opposite the sliding doors in the parlor would present a very beautiful view from the hall and stairway4 ,the sliding doors between the parlor and dining-room are placed there more in deference to custom than through any personal sense of their fitness4 ,sliding doors do not have the quality of excluding sound or odors that is desirable4 ,the ordinary hinged door is better in this respect4 ,this room which would commonly be called a parlor would really be used as a living-room1 excepting by those who use the dining-room or one of the second-floor chambers for that purpose4 ,our dining-room has an independent connection with the front hall1 so that we do not have to go through the parlor or the sitting-room to reach it4 ,a little extra money1 say seventy dollars1 would place a conservatory at one side1 at one corner1 or at the end of this dining-room4 ,fifty dollars would give a bay window4 ,as it is1 we have two windows of the ordinary kind at one side of the room1 and none at the end4 ,a very good arrangement1 when bay or conservatory is not used1 would be to take one of these windows at the side and place it at the rear end1 though near the outside corner of the room4 ,this would give space between the windows and the china-closet door for a sideboard4 ,the window at the side of the dining-room1 if the other were moved to the end1 should be in the middle of the wall space2 that is1 opposite the centre of the flue4 ,from the dining-room we go into the kitchen through the china-pantry1 which is marked passage4 ,this china-pantry has a little window at one side1 and at the end a separate apartment for chinaware1 which is closed from the passage by means of glass doors4 ,the doors leading from the passage into the dining-room and kitchen should be hung on double-swinging hinges4 ,there are those who would say that there should be no door from the kitchen into the passage leading from the dining-room to the front hall4 ,it would probably be well to retain this door in this position1 and have a bolt on the side of the door toward the hall4 ,thus the mistress of the house can close it1 and keep it closed at will4 ,another thing that might be done would be to place a strong spring on this door which would always keep it closed4 ,the windows in this kitchen should be placed about three feet from the floor1 so that tables may be placed under them4 ,there is a place for a gas-stove between the two windows1 or even under them if desirable4 ,the porch at the rear of the kitchen may be enclosed with lattice work1 or1 what is better1 coarse louvered slats1 like those of a shutter4 ,in either event1 it could be covered with screen wire1 and made a part of the kitchen in summer4 ,in the plan1 however1 nothing of this kind is indicated4 ,the door which leads from the porch into the pantry is a small one1 placed above the ice-chest1 and is for the use of the ice-man4 ,illustration3 ,plan ,no #ab4 ,the arrangement of rooms upstairs will be readily understood4 ,leading out of the hall is a store closet for bedding1 etc4 ,it is located so as to be accessible from all rooms4 ,from the front end of the hall a door leads into the stair passage to the attic4 ,plan ,no4 #ab is the outgrowth of ,plan ,no4 #aa4 ,in it there is a lift running from cellar to attic1 as shown4 ,the only important difference between it and ,no4 #aa is in the size of the library4 ,cost1 as per schedule ,b1 #b1fjj4 ,fig4 #ad is an elevation3 see page #adg4 ,,chapter ,,xxi4 ,,what ,,can ,,be ,,done ,,for #a1fjj8--,,the ,,closet ,,in ,,the ,,hall4--,a ,,small ,,convenient ,,kitchen4--,,closets ,,in ,,the ,,bedrooms4 ,this house--,plan ,no4 #ac--was finished at a cost of less than #a1fjj4 ,this included1 besides the house itself1 a woodshed1 well1 and cistern4 ,there is a cellar under the hall and parlor4 ,the building has a brick foundation1 and the wood-work begins two feet above the grade4 ,the stud-walls of the exterior are lined1 first with dressed sheathing1 then with heavy building-paper1 and finally covered with weather-boarding4 ,the first and second tiers of joists are two by ten inches2 the ceiling-joists of the second story are two by eight inches4 ,all of the studding is two by four inches4 ,the windows have box frames with iron weights and cotton cords4 ,the first story is ten feet high1 the second eight and a half feet4 ,these details of construction are mentioned so that any one interested may know that it is a substantial1 well-constructed building4 ,the interior finish is of pine1 part of which is varnished and the remainder stained and varnished4 ,the front door and stairway are of quartered oak4 ,the front porch is #aj-a_/b feet wide and #g-a_/b feet deep4 ,it has a high roof over it1 as will be seen by the elevation4 ,the entrance1 being at one side of the porch1 gives more available space for uninterrupted use during the warm weather4 ,the hall is #aj feet wide and #aj-a_/b feet long4 ,the stairway has first two steps to a broad landing1 and then a continuous movement to the second floor4 ,if this landing were reduced in size by making the approach more direct1 say turning directly to the left as one enters the door and going through a landing the width of the stairway before making the general ascent1 there would be more available room in the hall4 ,it is shown this way in the drawing1 because it is the way the house was built4 ,there is a closet in this hall4 ,there are many houses built without a closet on the first floor1 but it is certainly better that one be provided4 ,illustration3 ,plan ,no #ac4 ,as will be seen1 there are three rooms on the first floor1 and four and a bath on the second4 ,it is an easy house to care for1 because there is no waste space1 and all the rooms are readily accessible without extra steps4 ,waste room means waste of energy and waste of money in more ways than one--waste not only as to the unnecessary expenditure in the cost of building1 but in carpets1 and in the labor of sweeping and caring for them4 ,illustration3 ,fig #ad4 ,in the parlor at the right of the hall are two windows and a grate2 one window is in front and the other at the side4 ,the dining-room is similarly equipped4 ,it has a large china-closet which connects with the table in the kitchen by means of a slide4 ,there is also a door between the kitchen and dining-room4 ,eleven by twelve and a half feet is not large for a kitchen4 ,the availability of kitchen space is not entirely dependent1 however1 on its dimensions1 but rather upon the disposition of the wall-space and the conveniences which have to do with a kitchen4 ,it will be seen that there is a space for the kitchen-range or stove near the flue which does not conflict with the use of any other part of the kitchen4 ,also there is a space between the door which leads into the pantry and an outside wall which gives place for a kitchen-safe1 which may hold the kitchen utensils4 ,it is out of the way and yet convenient to the range4 ,the safe might be placed opposite the tables at the other end of the kitchen1 if thought desirable4 ,the kitchen window is placed about three feet above the floor4 ,this gives wall-space under it4 ,where a safe is not used1 a cabinet1 to contain pots1 kettles1 etc41 can be placed there4 ,illustration3 ,plan ,no #ad4 ,the pantry is quite convenient to the kitchen4 ,there is an enclosed cupboard on one side which has doors and shelves above and below1 and in the recess next to the dining-room wall is a place for open shelves4 ,near the pantry window is a dough-board and a place for flour4 ,here1 also1 is the entrance to the cellar4 ,it will be seen that there is a door between the pantry and hall1 which makes it possible to pass from the kitchen to the stairway or from the kitchen to the front hall without going through other rooms4 ,the enclosed cupboard in the pantry makes it possible to keep it always tidy4 ,there is a glazed door in the rear of the kitchen4 ,illustration3 ,fig4 #ae4 ,it may be noticed that there is not a large hall to be carpeted or swept on the second floor4 ,this hall is well lighted by a window at the side4 ,from here one can go into any of the rooms on the second floor4 ,as to the bedrooms1 there is a convenient place for bedroom furniture in all of them4 ,there is at least a choice of two places for each bed1 a space for a dressing-case where it will get the best light1 and room for a wash-stand4 ,there is a closet in each bedroom1 of ample capacity4 ,the right-hand house in ,fig4 ,no4 #aj shows the exterior of ,plan ,no4 #ac4 ,plan ,no4 #ad is another edition of ,plan #ae4 ,the room lettered parlor is properly a sitting-room4 ,by dispensing with the grate in the reception-hall this house could be built1 as it was at one time1 with a stairway meeting the one coming up from the dining-room and passing from thence to the second floor4 ,the elevation of this house shows it with an attic1 though the plan does not contemplate this arrangement4 ,without the attic and with a lower-pitched roof1 this building1 without appurtenances1 can be finished for #a1ejj4 ,fig4 #ae is an elevation of ,plans ,no4 #ad and #ae4 ,illustration3 ,plan ,no #ae ,plans ,no4 #ac and #ae belong to the same class4 ,no4 #ae is more elaborate in its details1 and larger4 ,from the sitting-room one passes to the landing where it meets a stairway coming up from the kitchen4 ,from thence there is a common passage to the second floor4 ,on this floor are four bedrooms1 a bath-room1 and a liberal supply of closets4 ,one of the front chambers is supplied with two1 and the hall with two4 ,there is one in the bath-room1 and each of the other rooms4 ,the cellar and attic of this house are plastered4 ,the building1 without appurtenances1 as per schedule ,b1 cost #b1eej4 ,fig4 ,no4 #af is an elevation of ,plan ,no4 #ae4 ,illustration3 ,fig4 #af ,,chapter ,,xxii4 ,,outgrowths ,,of ,,one ,,idea4--,,everything ,,counts ,,as ,a ,,room4--,,one ,,chimney4--,,conveniences ,,of ,a ,,condensed ,,house4--,,cost ,,from #a1fjj ,,to #b1hjj4 ,plans ,nos4 #af1 #ag1 and #ah are all outgrowths of the same idea4 ,it is the most economical general scheme for a house that is represented in this collection4 ,in ,no4 #af there is not more than forty-eight square feet of hall space in the entire house4 ,this is on the second floor4 ,this plan was devised under an extraordinary pressure for a roomy house for a relatively small sum of money4 ,everything is made to count for a room4 ,twelve sets of plans of this general kind were made for as many different owners of houses during one season4 ,this statement is made for the purpose of indicating its popularity4 ,we will look through ,no4 #af with some respect to detail4 ,it is a one-chimney plan4 ,there are three grates with independent flues in the three principal rooms on the first floor1 and two grates with their flues on the second floor4 ,one among other points of economy is the stairway arrangement4 ,it is a combination1 front1 rear1 and cellar all in compact form4 ,there are two doors between the kitchen and the landing of the main stairway4 ,in this respect it is like other combination stairways which have been described4 ,the front and rear stairway come to the same landing1 and from thence to the second floor4 ,the front stairway is provided with a railing1 baluster1 etc41 and the one from the kitchen is within an enclosure4 ,there may be portires between the landing and the reception-hall4 ,thus one may pass from the kitchen to the second floor without coming into view from this room4 ,the cellar stairway goes down under the main stairway4 ,the combination idea is carried out again in the pantry and china-closet4 ,this pantry and its arrangement in detail are fully described in ,chapter ,,vi41 and illustrated in ,fig4 #d4 ,the vestibule next to the reception-hall is the one referred to in ,chapter ,v4 ,illustration3 ,plan ,no4 #af ,on the second floor are four bedrooms and a bath-room1 which is immediately over the kitchen4 ,there is a straight run of pipe in a pipe duct on the inside wall4 ,fig4 #ag is a photographic view of the exterior4 ,it is an ultra shingle design4 ,illustration3 ,fig4 #ah4 ,illustration3 ,fig4 #ai4 ,illustration3 ,plan ,no4 #ag4 ,illustration3 ,,figure #ag4 ,fig4 #ah is an elevation of ,plan ,no4 #ag4 ,fig4 #ai of ,plan ,no4 #ah4 ,illustration3 ,plan ,no4 #ah4 ,no4 #ag is the house in which the general plan was first worked out1 and1 in some respects1 it shows that the idea was then in an experimental stage4 ,however1 it indicates a house of moderate size on this plan1 whereas ,no4 #af is a large house4 ,no4 #ah is the small size of the same plan4 ,it has been built many times as a rental house4 ,with the furnace it is under lease1 in one instance1 for five hundred dollars a year4 ,in other cases1 without a furnace but including plumbing with the use of city water only1 the rent is thirty-five dollars a month4 ,any of these plans can be worked into a double house by putting the bathroom on the outside1 and adding to the amount of window space front and rear4 ,the following is a list of costs1 without appurtenances1 as per schedule ,b3-- ,no4 #af1 as a shingle house1 #b1hjj2 ,no4 #ag1 #b1bjj2 ,no4 #ah1 #a1fjj4 ,the latter figure includes soft-wood finish throughout4 ,other sizes of this house have been built where the general construction aggregated #b1djj4 ,,chapter ,,xxiii4 ,,one-,,story ,,plans4--,,description ,,of ,,floor ,,plans4--,,bath-,,room ,,next ,,to ,,kitchen ,,flue4--,,kitchen1 ,,porch1 ,,and ,,pantry4--,,the ,,exterior4--,,enlargements ,,on ,,this ,,plan4--,,other ,,one-,,story ,,houses4 ,this house--,plan ,no4 #ai--;has been built for #a1djj4 ,it is a one-story cottage1 containing five rooms1 a bath-room1 and a pantry4 ,such a house is suited to young people of moderate means1 or possibly to older ones1 where there are no children1 or where the housekeeper does her own work4 ,it will be seen that it gives more of the conveniences of a larger house than are usually found in a cottage of this size4 ,from the porch we pass into a little vestibule1 which might be made larger by throwing into it the closet which opens from the sitting-room4 ,from the vestibule we go either into the parlor or the sitting-room4 ,this parlor could be used as the living-room of the house1 and the sitting-room as the dining-room1 and still meet all the conditions of good housekeeping4 ,off from the sitting-room is a projection1 which could be very comfortably arranged as a window-seat4 ,it could be used as such during warm weather1 and as a place for plants in winter4 ,in the corner of this room is a closet1 which may be connected with the kitchen by a slide4 ,there are sliding doors between the sitting-room and the bedroom4 ,in the front part of the bedroom is a large closet4 ,it is possible that many would prefer to have a window at this point1 and have a smaller closet elsewhere2 say1 in the corner next to the sliding-door partition4 ,the placing of a closet next to the rear wall would leave no place for a bed as the rooms are now arranged4 ,if the door from the parlor to the bedroom were omitted the head of the bed might be placed against the sliding-door partition1 and the closet cut out from the rear bedroom1 with an opening leading into the front bedroom4 ,illustration3 ,plan ,no4 #ai ,illustration3 ,plan ,no4 #bj4 ,from the sitting-room1 or from the front bedroom1 we pass into a little hall2 and from the hall into the kitchen1 the bathroom1 or the rear bedroom4 ,over each of the five doors leading into this hall there should be a transom2 thus it would be well lighted4 ,the placing of the hall in this way makes all of the rooms surrounding it independently accessible4 ,the rear bedroom has a place for a bed1 a large closet1 and a wall space for necessary furniture4 ,the availability of a bedroom is not always dependent upon its size4 ,a room may be large1 and yet not contain wall space for the furniture4 ,a large bedroom may have a small closet4 ,this bedroom has a large one4 ,the bath-room comes next to the kitchen flue4 ,this is important when we consider that the kitchen flue is frequently the last one in the house to get cool4 ,as here arranged1 the pipe connections with the bath-tub would all be short2 they would all be near this flue1 and on the inside wall4 ,hence the conditions would be against freezing4 ,there is a hollow thimble in the pipe connections between the kitchen flue and the bedroom4 ,the bath-room might connect with the same flue or flue-stack4 ,connecting with the bath-room there is a large linen-closet1 which is about the proper size and form for folded bed-clothes4 ,it is near the bath-room window1 so that when the closet-door is open the contents will be plainly in view4 ,there is a large window in one side of the kitchen1 which should be placed three feet from the floor1 so as to admit of a table being set under it4 ,if the kitchen stove were placed next the wall separating the kitchen and sitting-room1 it could be piped across to the kitchen flue1 and in that way leave the wall space adjacent to that flue and near the bath-tub for the kitchen sink4 ,this would bring all the plumbing work together4 ,at one side of this sink could be placed a well-pump1 and a cistern-pump at the other4 ,in the rear of the kitchen are a porch and a pantry4 ,we go down cellar directly from the kitchen4 ,over the headway of the cellar stairs could be placed a closet for various stores1 such as canned fruit4 ,this closet1 of course1 would be connected with the pantry1 as shown4 ,the necessity for head room in going into the cellar would make it necessary to place the floor of this closet three or four feet above the pantry floor4 ,on the side of the pantry opposite this closet are two cup-boards1 with doors and shelves above and below4 ,there is a place for a flour-bin or flour-barrel under the dough-board1 and space for an ice-box next to it4 ,this box should have a drain connecting with the outside4 ,it is intended to have the cellar under the kitchen and bath-room1 though it might be extended under the sitting-room also4 ,this part of the cellar might be used as a fuel-room1 and thus dispense with wood and coal sheds4 ,with the fuel and water in the house1 the housekeeper would be saved much work4 ,where a kitchen sink is provided1 it would be unnecessary even to carry out the dish-water4 ,illustration3 ,fig4 #bj4 ,,front ,,elevation4 ,there are two flue-stacks in this building4 ,a base-burner would warm the sitting-room and bedroom and temper the air of the parlor4 ,a grate fire in the parlor would complete the work of heating that room4 ,the cut of the exterior1 ,fig4 #bj1 tells its own story4 ,the porch has turned columns1 and a frieze decorated with scroll-work4 ,the window seat may have a window at each end1 as shown in the floor-plan1 or panels1 as indicated in the elevation4 ,there is a gable at the side and over the window seat1 which extends the full width of the sitting-room4 ,plan ,no4 #bj is a development of ,plan ,no4 #ai4 ,without appurtenances it cost #a1bjj4 ,illustration3 ,plan ,no4 #ba ,illustration3 ,plan ,no4 #bb ,plan ,no4 #ba is an enlargement of ,no4 #ai4 ,the pantry and china-room are arranged differently4 ,the doors leading into the china-room are glazed in their upper panels with cathedral glass4 ,this obscures the view1 and gives sufficient light4 ,these doors were hung on double-spring hinges1 so frequently mentioned4 ,over the dining-room and chamber are two finished bedrooms4 ,they are arranged in the high part of the roof1 and1 with dormers1 would have only a small part of the upper corners clipped4 ,there are two grates more than shown in ,plan ,no4 #ai4 ,the stairway arrangement may be reversed1 so that one goes to the second floor from the hall rather than from the kitchen4 ,this house cost1 with two finished rooms on the second floor1 without appurtenances1 as per schedule ,b1 #a1gjj4 ,plan ,no4 #bb can be built and finished for #hjj4 ,the gable arrangement would be about the same as in ,fig4 ,no4 #bj4 ,plan ,no4 #bc was built1 including everything that went on to the lot1 for #a1fjj4 ,illustration3 ,plan ,no4 #bc ,illustration3 ,plan ,no4 #bd ,plan ,no4 #bd1 as per schedule ,b1 cost #a1ajj4 ,plan ,no4 #be1 without appurtenances1 cost #a1djj4 ,one-story houses cost more for the accommodations which they afford than two-story buildings1 for the reason that it takes the same foundation and roof for a one-story house that it does for one of two stories of the same area on the first floor4 ,in fact1 it usually takes more foundation and roof for a one-story house than it does for a two-story1 for the reason that it covers more ground space than would be required for the same or a larger number of rooms in the two floors4 ,illustration3 ,plan ,no4 #be4 ,illustration3 ,plan ,no4 #bf4 ,no4 #bf4 ,this is a peculiar type of a one-story house4 ,there is a servants room over the kitchen4 ,it is a very comfortable arrangement4 ,the bath-room stands between the two bedrooms4 ,there is a grate in each of the rooms on the lower floor4 ,the kitchen-sink arrangements are not altogether satisfactory4 ,it is a plan which will never be very popular4 ,it is designed to be finished with shingles for the outside wall4 ,the structure will cost about two thousand dollars1 as per schedule ,b4 ,,chapter ,,xxiv4 ,,side-,,hall ,,plans4--,,plans ,,with ,,bedroom ,,on ,,first ,,floor4 ,plan ,no4 #bg is a side-hall plan with a bedroom on the first floor4 ,the parlor and sitting-room have views directly to the front4 ,the dining-room has a bay end1 and a good china-passage to the kitchen4 ,there is a rear side-hall which is desired by a good many people in building a large house4 ,on the second floor are four principal chambers1 which are entirely cut off from the rear bedroom1 by bolting a door into the rear hall4 ,the bath-room is measurably detached from the rest of the house1 which fact will have the quality of satisfying people who are suspicious of all plumbing4 ,this building1 without appurtenances1 according to schedule ,b1 cost about three thousand dollars4 ,illustration3 ,plan ,no4 #bg4 ,illustration3 ,plan ,no4 #bh4 ,plan ,no4 #bh has over two hundred dollars' worth of porch attached to it4 ,it is a side-hall plan1 with the entrance to the front4 ,in it the combination stair idea is carried out in a way previously mentioned1 but not before illustrated4 ,the rear stairway is direct as to the servant's room1 and combined with the central stairway only for entrance to the main part of the house on the second floor4 ,the arrangement of rooms on the first floor makes this plan suitable for use by people who entertain in a small way4 ,this is the plan to which reference is made in the special kitchen article1 excepting that there is a change in the position of the cellar stairway4 ,there are two closets and a wash-stand in the hall which connects the kitchen and sitting-room4 ,this building1 without appurtenances1 as per schedule ,b1 cost between #b1hjj and #b1ijj4 ,illustration3 ,plan ,no4 #bi4 ,illustration3 ,plan ,no4 #cj ,in ,plan ,no4 #bi the hall is in front1 yet the entrance is at the side4 ,the stairway is at the rear end of the hall4 ,a little door is shown at the rear of the vestibule1 leading under the stairway4 ,the closet is not very high1 yet it is high enough to use as a place to store a baby carriage or a small tricycle4 ,the arrangement of the entrance and the stairs admits of the use of the hall as a room4 ,in the house as constructed1 there is a window seat in the octagon end4 ,there is a double railing coming down into the hall4 ,a part of the stairway is open on each side4 ,opposite is a grate4 ,there are also grates in the parlor and sitting-room4 ,by a little change in the kitchen arrangement1 a bedroom could be placed back of the sitting room1 and the rear and cellar stairway would occupy measurably the same position as now4 ,the kitchen would have to be a little narrower1 and1 if desired1 might be longer4 ,the pantry and kitchen could both be pushed a little to the left of where they now stand4 ,in this way space for a bedroom could be provided back of the sitting-room1 with possibly only a small projection to the right4 ,the rear vestibule could be cut out of the corner of the bedroom4 ,to prevent this from injuring the appearance of the room1 a corresponding space1 to the left of this vestibule1 could be arranged into passage and closets for the bedroom and sitting-room4 ,in this event the rear bedroom wall would extend past the rear kitchen wall4 ,attention is called to the size of the closets on the second floor4 ,by a slightly different arrangement of the bath-room an additional bedroom could be provided4 ,there is a large attic over the front part of this house4 ,the entire side walls are covered with shingles dipped in stain4 ,there is a mild form of octagon tower over the front chamber4 ,the building1 as here planned1 cost #b1fjj1 without the appurtenances mentioned in schedule ,b4 ,illustration3 ,fig4 #ba4 ,no4 #cj4 ,plans with bedrooms on the first floor are frequently wanted4 ,this requirement makes an ugly problem4 ,it increases the number of rooms on the first floor1 and oftentimes leaves a less number to be provided on the second story4 ,in this plan1 including the bath and reception-hall1 there are six rooms on the first floor and three on the second1 hence a good deal of waste4 ,there is a sink in the rear hall1 second floor1 with water supply over it1 to obviate the necessity of carrying slops down stairs4 ,cost of building in brick1 #c1jjj4 ,fig4 #ba is an elevation4 ,illustration3 ,plan ,no4 #ca4 ,illustration3 ,fig4 #bb4 ,no4 #ca4 ,this plan is of the same general character as ,no4 #bg1 but is somewhat contracted4 ,there is a wash-stand in the little room on the stair landing1 a few steps above the reception-hall floor4 ,this building1 without appurtenances1 cost #b1djj1 as per schedule ,b4 ,fig4 #bb is an elevation of this plan4 ,,chapter ,,xxv4 ,,miscellaneous ,,collection4--,,short ,,descriptions ,,of ,,eleven ,,house ,,plans4--,,varying ,,costs4--,,square ,,plans4--,,one-,,chimney ,,plans4--,,rear ,,and ,,side ,,hall4 ,a great many people like a side-hall entrance1 as well as one in front4 ,plan ,no4 #cb gives it4 ,on the second floor there are a large number of bedrooms4 ,the rear stairway comes up in a manner to separate the servant's room from the front part of the house4 ,a double store-closet is shown on the rear of the second floor4 ,the front part of this closet may be left unlocked and the other portion made secure4 ,the bath-room in the rear has direct connection with the water pipes as they come up from the kitchen4 ,all the bedrooms have the proper plan for furniture4 ,this house1 without appurtenances1 as per schedule ,b1 was built for about #d1jjj4 ,plan ,no4 #cc was used three times in one season1 in slightly differing forms1 at a cost varying from #b1hjj to #c1fjj1 without appurtenances1 as per schedule ,b4 ,in the matter of floor space it is not an economical house4 ,it makes a very pretty arrangement of rooms on the first floor4 ,there are five good bedrooms and a bath-room on the second floor4 ,the rear part is measurably separated from the front by a door4 ,a projecting bay window from the family bedroom is shown4 ,illustration3 ,plan ,no4 #cb4 ,plan ,no4 #cd4 ,this is another plan that was made to order4 ,it is an economical arrangement1 and1 in many respects1 very convenient and satisfactory4 ,the single stairway1 passing from the dining-room1 will be the least satisfactory feature about the whole house to the majority of people4 ,however1 the idea in this connection is a good one4 ,it is economical in that it dispenses entirely with the hall4 ,furthermore1 this stairway starts from a room which will be used less than any on the first floor4 ,few people will be inconvenienced by the use of the dining-room as a hall4 ,part of this stairway goes into a hall leading to the kitchen4 ,the china-room and pantry arrangements in this house are very satisfactory4 ,on the second floor are five bedrooms and a bath-room4 ,the hall is lighted by a dormer over the stairway4 ,this building1 without appurtenances1 would cost about #b1ejj1 as per schedule ,b4 ,illustration3 ,plan ,no4 #cc4 ,plan ,no4 #ce is a house with a side entrance for small boys1 which is sometimes wanted4 ,this plan meets such a requirement4 ,in the rear hall a coat closet is provided2 also a rear stairway4 ,the vestibule in front of the reception-hall is sufficiently large to admit of the placing of hat rack and other vestibule furniture4 ,the stairway is a pretty feature1 though not satisfactory to all4 ,there is a closet in connection with the music-room4 ,in actual construction one was provided from the kitchen4 ,the second floor is self-explanatory4 ,it was built1 as per schedule ,b1 for #b1ejj4 ,plan ,no4 #cf4 ,the requirements of the occupants of this building are peculiar4 ,a large number of bedrooms are required4 ,other than bath and bedrooms1 there are only the dining-room1 parlor1 and kitchen4 ,there is no cellar4 ,there is a combination stairway4 ,one run starts from the front1 and the other from the rear4 ,the landing is in the centre on the second floor4 ,cost of this building1 #b1jjj1 as per schedule ,b4 ,illustration3 ,plan ,no4 #cd4 ,in ,no4 #cg the stairway is back of the reception-hall4 ,it is distinctively in the centre of the house1 and is accessible from all rooms4 ,there is a passage through two doors from the kitchen to the front part of the house4 ,there is also the usual pantry passage4 ,on the second floor there are four good bedrooms1 a linen closet1 and a bath-room4 ,the cost of the building1 without appurtenances1 would be about #b1ajj1 as per schedule ,b4 ,illustration3 ,plan ,no4 #ce4 ,illustration3 ,plan ,no4 #cf4 ,illustration3 ,plan ,no4 #cg4 ,plan ,no4 #ch is another square1 one-chimney plan4 ,the house is broad enough so that it gives a little better bath-room arrangement than is shown in some of the narrower plans4 ,the great drawback to this house is that there is only one stairway1 and that in front4 ,if a cellar is wanted1 the stairway can go down under the main stairs4 ,plan ,no4 #ci4 ,this plan has six bedrooms on the second floor4 ,the hall on the first floor has two closets in front4 ,there is a projecting bay window from the first landing of the front stairway4 ,illustration3 ,plan ,no4 #ch4 ,this house was built for a minister4 ,the library room is shown4 ,projecting from it is a window-seat4 ,on one side is a large fireplace4 ,the dining-room is separated from the front part of the house by a hall4 ,both sitting-room and dining-room have bay ends of a form to give a view to the street in front4 ,the side-hall communicates with the kitchen as well as the dining-room4 ,in this hall is a closet1 presumably for the boys4 ,there is a liberal supply of closets on the second floor4 ,the servant's room is cut off from the other part of the house4 ,the attic is plastered4 ,this building1 without appurtenances described in schedule ,b1 cost #c1ejj4 ,illustration3 ,plan ,no4 #ci4 ,plan ,no4 #dj4 ,the rear hall with the side entrance is the thing which will commend this house1 as far as its floor plan is concerned4 ,it is an old-style plan1 and is wasteful of room4 ,the building cost about #c1ajj1 as per schedule ,b4 ,plan ,no4 #da is an eight-room house with a simple stairway4 ,the outside walls are of brick4 ,it has a side entrance4 ,the plan is a fairly good one4 ,there are two closets on the first floor1 opening from the hall4 ,there is an abundant supply on the second floor4 ,the building cost #c1djj1 as per schedule ,b4 ,illustration3 ,plan ,no4 #dj4 ,illustration3 ,plan ,no4 #da4 ,illustration3 ,plan ,no4 #db4 ,plan ,no4 #db belongs to the centre hall type1 which is less common now than in years past4 ,the parlor1 as here lettered1 is in reality the sitting-room4 ,a bedroom is shown on the first floor4 ,in each of the four principal rooms a grate is indicated4 ,a hall communicating with the second floor from the cellar is shown in the rear4 ,the kitchen1 pantry1 and china-closet arrangements are such as have been fully described in other chapters4 ,the side-porch1 next to the pantry1 affords means of putting ice into the refrigerator without coming into the room4 ,the reception-hall and dining-room are connected by sliding doors4 ,five bedrooms and a bath-room and liberal closets are shown on the second floor4 ,the front stairway to this floor is broad and easy4 ,the details of the exterior of this structure were carefully rendered1 and the appearance altogether satisfactory4 ,an outline drawing of the front is shown4 ,small gables1 similar in design to the one in front1 show from the sides4 ,the building1 according to schedule ,b1 cost #b1hjj1 without the appurtenances4 ,illustration3 ,fig4 #bc4 ,,chapter ,,xxvi4 ,,eight ,,plans4--,,each ,,suited ,,to ,,family ,,requirements4--,,double ,,houses4--,,an ,,elaborate ,,floor ,,plan4--,a ,,shingle ,,house4--,a ,,brick ,,house4 ,plan ,no4 #dc1 while not economical as to arrangement1 is well suited to the requirements of the people who own it4 ,there are no children4 ,the lady does not employ a servant4 ,the cost of the building would be about #b1bjj4 ,plan ,no4 #dd4 ,double houses are not easy to plan where they are very long4 ,this house was built1 one part to live in and the other to rent4 ,the living part has an entrance to the front2 and the rental part one1 removed from it1 at the side4 ,the centre partition is lined on both sides with sheathing lath2 that is1 sheathing with dovetails cut into it1 so that the plastering will stick to it1 which makes it solid1 and1 to a certain extent1 deadens the sound4 ,the lettering of the plan clearly indicates its arrangement4 ,the cost1 without appurtenances1 as by schedule ,b1 is #e1jjj4 ,most of the plans given that are only two rooms deep may be made into double houses by enlarging the amount of window space front and rear1 and placing the bath-room side of the house on the exposed side4 ,this gives direct light4 ,illustration3 ,,figure #bd4 ,plan ,no4 #de4 ,this house is built on a plat of ground having about seventy feet frontage4 ,the side-hall arrangements give two entirely independent rooms in front4 ,there is a good closet in the hall4 ,from here we pass to the dining-room1 library1 or parlor1 and to the second floor4 ,only one stairway is used4 ,the pantry and china arrangements are shown4 ,we enter the cellar stairway from the pantry passage4 ,the kitchen is planned according to the general principles previously set forth4 ,illustration3 ,plan ,no4 #dc4 ,on the second floor are four bedrooms and a bath-room4 ,each room1 including the bath1 is supplied with closets1 and there is a linen closet in the hall4 ,a stairway leads to the attic1 in which there is an abundance of room for other chambers1 should they be needed4 ,the building1 without appurtenances1 according to schedule ,b1 cost #b1ajj4 ,fig4 #bd is a photographic view of exterior4 ,illustration3 ,plan ,no4 #dd4 ,illustration3 ,plan ,no4 #de4 ,plan ,no4 #df is not greatly different in its general arrangement from others that have been shown4 ,the details1 however1 are more complete1 and it is generally more satisfactory than other houses of the same type4 ,the vestibule arrangement in the front hall is very satisfactory4 ,there is a window-seat under the stairs4 ,the china-room arrangement is convenient4 ,it has an open stairway running out of it to the rear of the second story4 ,there is a laundry in the basement1 and large closets on the second floor4 ,illustration3 ,plan ,no4 #df4 ,fig4 #be is an elevation4 ,it is a very picturesque house4 ,cost1 as by schedule ,b1 #c1djj4 ,plan #dg4 ,this house was designed for a west frontage4 ,it has a porch in front1 a pagoda extension on the south side1 and a carriage-porch on the north side4 ,there are a set of storm doors and double inside doors4 ,the reception-hall is thirteen by fifteen feet in the clear4 ,at one side of this hall is a grate4 ,there is an archway over the front window4 ,on each side of the mantel are shown seats1 which may be treated as a part thereof4 ,the stairway may be seen from this reception-hall4 ,it is separated from it merely by an open-work screen4 ,the parlor connects with the reception-hall by sliding doors4 ,it has a large window in front1 and two smaller ones at the side4 ,illustration3 ,fig4 #be4 ,the parlor connects with the sitting-room by sliding doors1 as shown4 ,there is a similar sliding door connecting the stair-hall and sitting-room4 ,thus the reception-hall and stair-hall1 sitting-room and parlor1 may be thrown together4 ,there is a bay end at the south side of the sitting-room4 ,sliding doors are not indicated between the dining-room and sitting-room1 or between the dining-room and hall4 ,they could be so placed1 if desired4 ,there are two doors from the sitting-room to the dining-room1 one on each side of the fireplace4 ,there is sufficient wall space in the dining-room that these doors may be folded out of the way4 ,the library connects with the stair-hall and rear hall4 ,illustration3 ,plan ,no4 #dg4 ,there is a large closet room under the stairway4 ,in it is a small closet1 and places for a chest of drawers1 and a wash-stand4 ,this would be particularly useful in case the library were to be used as a bedroom4 ,there is a door separating the rear from the front hall4 ,there are two doors between the kitchen and the rear hall4 ,the passageway between these doors is lighted by a window4 ,the sideboard in the dining-room is built into one end of this room4 ,the windows are placed about five feet above the floor1 and would look well of stained glass4 ,the kitchen is sixteen by sixteen feet4 ,on one side are a table1 sink1 drain1 and table1 successively arranged as here named4 ,in the china-closet is an extension of the last-named table4 ,there is a slide which cuts off communication between the china-closet and the kitchen when this table is not in use4 ,in the china-closet are another sink1 table1 etc41 which could be used for washing and caring for the china1 glass1 and silver that one does not care to take into the kitchen4 ,there is good ventilation in the kitchen4 ,back of the range are shown two flues4 ,a dry-box is placed on a level with the top of the range1 and has openings in the bottom and into the flue4 ,in this way1 any articles placed therein will be readily dried and ventilated4 ,the warm air from the range passes through the box and into the flue4 ,in the pantry are a dough-board and flour-bins1 a cupboard for stores1 and one for utensils4 ,there is space for an ice-box or refrigerator next to the rear porch4 ,it has a drain connection with the outside4 ,the landing of the front stairway is in the front of the building1 as shown4 ,the rear stairway is separated by a door from the rear hall4 ,in the bedrooms1 the beds1 dressing-cases1 and wash-stands are indicated on the plan4 ,the front chamber has a circular window in front4 ,each room can be entered from the hall without going through any other room4 ,there is a grate in each chamber4 ,the closets are all very large2 in each of the front rooms they are three and one-half by four and one-half feet4 ,in the south-side chambers one is three and one-half by four feet1 and the other is four by four feet4 ,in the rear hall there is a large closet which may be used for general purposes4 ,in all closets on this floor there is abundant room for drawers1 hooks1 shelves1 etc4 ,illustration3 ,plan ,no4 #dh4 ,the bath-room arrangement is somewhat different from that in general use4 ,it will be noticed that the water-closet is separated from the bath-room proper1 though connected with it by a door4 ,one can enter either the bath-room or this water-closet room from the rear hall4 ,in the bath-room is a large closet in which may be arranged a chest of drawers1 and1 if desired1 a ventilated receptacle for soiled linen4 ,this closet is lighted by a window4 ,cost1 as by schedule ,b1 #aj1jjj4 ,plan ,no4 #dh is of a house well suited to the requirements of the people who live in it4 ,fig4 #bf is a view of the exterior4 ,it is a shingle house of a severe type4 ,the side projection is a combination of brick and stone4 ,cost1 without appurtenances1 #c1djj4 ,illustration3 ,plan ,no4 #di4 ,plan ,no4 #di1 without appurtenances1 has been built for #c1djj4 ,it is finished in both stories in hard wood1 has a front and rear stairway1 and a side entrance4 ,a central chimney contains four grates4 ,the closet arrangement is as good as in any plan in this collection4 ,figs4 #bg and #bh are elevations4 ,fig4 #bh shows how the conservatory at the side is finished so as to appear with1 and as a part of1 the porch4 ,illustration3 ,,figure #bf4 ,illustration3 ,fig4 #bg4 ,illustration3 ,fig4 #bh4 ,illustration3 ,plan ,no4 #ej4 ,plan ,no4 #ej4 ,this is a plan of a brick house1 built1 without appurtenances1 as per schedule ,b1 for #aj1jjj4 ,the external walls are of selected dark cherry red brick1 laid in red mortar4 ,the stone work1 where exposed above grade1 is of ,ohio red sandstone1 quarry face4 ,there is very little detail to the exterior4 ,the general style of design is quiet and unobtrusive4 ,red sandstone is selected to go with the brick-work in order to present a solid mass of color1 rather than a variation between a light stone and brick work4 ,the interior is complete in all its details2 the attic is finished as well as the parlor2 all is of quartered oak4 ,over the butler's pantry1 in the rear of the hall1 is a balcony4 ,above this balcony is a large window1 twelve feet wide and ten feet high1 divided with narrow mullions1 and glazed with artistic patterns of stained glass4 ,at one side of the hall is a large fireplace1 with panelled wood-work above to ceiling4 ,the sides of the hall are wainscoted to the height of six feet with small panels4 ,the ceiling is of oak4 ,the dining-room and library are finished the same as hall1 with oak ceiling omitted4 ,other details of the plan1 in the light of what has been said in previous chapters1 are self-explanatory4 ,all has been planned according to the general principles set forth4 ,the butler's pantry is arranged so that all china and glassware are cared for in that room rather than in the kitchen4 ,fig4 #bi is an exterior view of this plan4 ,illustration3 ,fig4 #bi4 ,,practical ,,house-,,building4 ,,chapter ,,xxvii4 ,,practical ,,points4--,,water4--,,location ,,of ,,house ,,on ,,lot4--,,draining ,,the ,,cellar4--,,mason ,,work4--,,foundations4--,,walks4--,,pie rs4--,,flues4--,,cisterns4--,,damp ,,course4 ,in this section of the book it is proposed to consider1 in as plain a manner as possible1 the construction of all the details of a house4 ,,locating ,,the ,,house4 ,first is the placing of the house on the lot4 ,if it have an east or a west front1 it is common to set the north side of the house within a few feet of the north line4 ,on a small lot this gives more south and sun exposure4 ,the distance the house is set back from the front of the lot depends largely upon what one's neighbors have done or may do4 ,in the case of a north or south frontage1 the west side of the house is usually placed to the west line4 ,this brings the east side of the house in the afternoon shade4 ,under any circumstances1 there should never be less than eighteen inches of space beyond the north or west wall4 ,if the projection of cornice is greater1 there should be more than this4 ,,water4 ,the next thing to do when one begins to build1 is to provide water for the builder4 ,this is from the city water service1 if any2 otherwise from a well4 ,if a driven well is used1 it is best to locate it on the inside of the house1 near the kitchen sink1 and allow the builder to provide a common pump for use during building operations4 ,the cistern and well pumps should go into the plumber's contract4 ,it is not necessary that all the plumbing contract be let at the time the city water service is supplied4 ,the method of letting contracts is explained in another part of the book4 ,,excavating4 ,in excavating for a house1 the loam1 or upper strata of earth1 should be separated from that which comes below4 ,after the walls are placed1 the openings around the outside should not be filled at once2 certainly not until the wall is dry and the mortar set4 ,after this1 the grading and filling should begin4 ,the grade line of the house should be slightly above that of the sidewalk1 and there should be a general slope to it4 ,if there is an alley in the rear1 the slope should be divided to reach it1 if possible4 ,the drainage1 excavating and filling connected with the plumbing1 gas supplies1 etc41 should be done early in the building period4 ,thus the entire surface becomes compact and natural by the time the building is finished4 ,if it should become apparent that there will be superfluous earth1 it should be removed from the lot4 ,,draining4 ,where there is a clay soil1 and in sections of the country where cellars are inclined to be damp1 they should be drained4 ,this is done in various ways2 usually by running an open farm tile around and below the level of the cellar wall1 which should have connection preferably with a dry well2 but if nothing better presents itself1 with the sewer drain1 although a connection of this kind is not safe4 ,the air which will come into this drain from the sewer will contaminate the soil1 and in that way affect the health of the occupants of the building4 ,in some instances a sewer connection from this drain is necessary1 but only then should it be used4 ,another method of draining a cellar is to excavate below the level of lowest mason-work1 and fill in a depth of about twelve inches with broken stone1 which is given a drain connection with proper outlet4 ,the space between stone particles acts as a drain4 ,,mason-,,work4 ,illustration3 ,fig4 #cj ,the mason-work should be of brick or stone4 ,first1 we will consider that of brick1 which is common to frame houses and is sometimes used for brick buildings4 ,the foundations1 walks1 piers1 and flues should be of hard burned brick4 ,all should be laid wet1 excepting in freezing weather1 with lime mortar4 ,the outside exposed brick should be preferably of a dark cherry-red color1 laid in white or red mortar4 ,the latter is in most general use4 ,the joints for exposed work should be in form as indicated in ,fig4 #cj2 in mason's parlance1 these are called rodded joints4 ,the joint is first cut down from above1 with trowel1 then the rod is placed along the upper edge of the joint1 and the mortar is cut away with a knife in the form indicated4 ,then the vertical joints are trimmed in the same way2 thus no mortar projects beyond the face of the brick4 ,this form of joint is desirable for all kinds of exposed work1 where one desires better work than is usual in foundations and other exposed brick work4 ,brick work should have struck or common joints in the cellar and outside exposed walls1 only where small cost is of great importance4 ,brick work should be left rough where it is desired to plaster4 ,foundation walls and piers usually continue from sixteen to thirty inches above grade2 twenty or twenty-four inches is most common4 ,on this is placed a sill in most frame houses4 ,outside walls and piers generally begin from eighteen to thirty inches below grade line1 where not influenced by the cellar4 ,in an ordinarily cold climate the freezing line is four or five feet4 ,eighteen inches or two feet is usual1 however1 in the construction of frame buildings1 and the results are not unsatisfactory4 ,a damp-course of slate or hard limestone is sometimes placed just above the grade line1 to prevent the passage of moisture from the brick wall below to that above4 ,these general statements as to brick work apply alike to that used in brick and frame buildings1 as do also the statements as to interior walls1 chimneys1 etc41 which follow4 ,to prevent the passage of moisture through brick walls below grade from the outside1 a coating of ,portland cement is sometimes used4 ,coal-tar is also used1 but is not as good as the cement4 ,,chapter ,,xxviii4 ,,brick ,,foundations4--,,laying ,,brick4--,,colored ,,mortars4--,,colored ,,bricks4--,,brick ,,veneering4--,,hot-,,air ,,flues4--,,details ,,of ,,brick ,,construction4--,,chimneys ,,and ,,flues4--,,hollow ,,walls4--,,cellar4--,,ash-,,pits4--,,gr ates4 ,a brick wall under a frame house is ordinarily nine inches thick2 that is1 it is called a nine-inch wall4 ,in reality1 it is the thickness of the length of a brick4 ,under these walls are placed footings4 ,for a two-story frame house there are usually two footings of two courses each projecting two inches4 ,thus a nine-inch wall would have the bottom footing seventeen inches wide4 ,in ordinary ,american brick work there is what is called a bond to each seventh course4 ,the bond is made by laying the brick crosswise the wall rather than lengthwise4 ,in that way it ties or bonds the wall together in the direction of its length4 ,below grade1 where the brick work is not exposed1 the bond is made by laying a continuous course of brick in this way4 ,above the grade1 the bond is made by laying each alternate brick across the wall4 ,this is called a header and stretcher bond4 ,the stretcher is the brick which lies lengthwise the wall in the common way1 and the header is the one which shows its head and runs crosswise the wall to form the bond4 ,thus there is a continuous row of alternating headers and stretchers in the bond course1 which occurs1 as said before1 each seventh course4 ,another bond1 by some brick-layers called the ,american bond1 does not show on the outside4 ,the corners of the inside of the outer row of bricks are clipped1 so that the bond brick runs part way into the outside course1 and thus is out of sight4 ,it is an artificial arrangement and not satisfactory2 it is not good construction4 ,the header and stretcher bond is the best for exposed work1 where both appearance and solidity are to be considered4 ,there are other forms of bond1--the old ,english and the ,flemish1--but they need not be considered here4 ,all brick should be thoroughly slushed with mortar2 that is1 all spaces between brick should be thoroughly filled4 ,the ideal condition would be to have all brick excepting the exposed faces entirely surrounded by mortar4 ,the selection of the brick for the exposed fronts in a frame as well as a brick house should be made before the brick work is begun2 at least a large supply should be selected and piled up4 ,while the brick cannot all be of the same shade1 different shades can be selected for different walls--a lighter shade for a north wall1 and a darker for a south wall1 a different shade for an east and a west wall4 ,very slight variations can be made in the ells and projections4 ,this would apply to pressed1 stock1 or common brick1 though pressed brick is usually selected before delivery4 ,the best color for exposed work is a dark cherry red4 ,the best-appearing work with indifferent brick can be made with the use of a reddish brown mortar4 ,the use of this kind of mortar is increasing4 ,white putty mortar is made in the ordinary way1 excepting that white sand1 similar to that from ,lake ,pontchartrain1 rather than gray sand1 is used4 ,it contains more lime than ordinary mortar4 ,the mortar is said to be richer4 ,black brick are made by heating and then dipping in coal-tar4 ,enamelled1 glazed1 and colored brick can be purchased in the larger markets as desired4 ,various forms of ornamental brick work are possible even where only the common brick are used4 ,moulded pressed brick are quite common1 and the results of their use very satisfactory4 ,brick veneering is not unusual in sections of the country where brick is very expensive and the effect of a brick house desired4 ,it is a four-inch brick wall anchored to a frame structure4 ,the anchoring is sometimes accomplished by driving twenty-penny nails into wood-work in a way to project into joints4 ,hot-air flues in brick walls are sometimes tin-lined1 though this is not necessary when they are smoothly plastered1 providing it is possible to make them eight inches square4 ,if they cannot be made deeper than the width of a brick1 four inches1 they should be tin-lined4 ,a four-inch hot-air flue can be placed in a nine-inch wall by setting the two outside rows of brick on edge4 ,hollow walls have not been regarded with great favor during recent years1 for the reason that it is difficult to secure their proper construction4 ,a hollow wall is usually twelve inches in thickness1 with the middle course of brick omitted excepting at the corners and adjacent to openings4 ,suitable ties are placed across the open space4 ,,cellar4 ,it now is in order to consider various features of interior brick work and details which come in connection therewith4 ,cellars are usually from seven to eight feet deep4 ,as this does not give all the height necessary for furnace or other heating apparatus1 it is usually pitted2 that is1 it is let down into the cellar floor1 and a brick area built around the opening to the furnace-door4 ,because of the necessity for pitting the furnace1 the walls of the house adjacent thereto should continue eighteen inches below the level of other walls4 ,walls inside of cellar should continue to the top of joist4 ,this completely separates the different compartments of the cellar1 or from that part of the house where there is no cellar4 ,there should be a man-hole opening to the parts under the house where there is no cellar4 ,lintels or wooden supports should be provided over all openings in cellar1 and over all openings in inside brick walls4 ,wooden brick should be provided and built in where it is necessary to attach wood work to brick work4 ,usually this is about two feet six inches apart in a vertical or horizontal direction4 ,the wooden brick should be the thickness of the brick itself and the mortar joints2 that is1 there should be no mortar above or below a wooden brick4 ,iron ventilators should be provided2 one in each outside wall under each room where cellar windows are not provided4 ,windows are not usually provided where there is no cellar4 ,,chimneys4 ,it is known that wood-work should not come directly in contact with chimneys4 ,the framework should never rest on a chimney4 ,there are reasons for this other than those which have a regard for safety from fire1 one of which is that the chimney is not liable to settle4 ,if it does not1 the shrinkage of the wood-work1 which in a two-story frame house will sometimes amount to two inches in the height of the building1 makes a high place around the flues1 where the frame comes in contact with or rests on the chimney4 ,all chimney-stacks should extend above highest point of ridge of roof1 and the extreme tops should be laid in ,portland cement4 ,all the exposed brick of the chimney should be hard-burned4 ,if due regard were paid to these points1 there would be no rickety chimney-tops4 ,all flues should be thoroughly plastered on the inside4 ,if chimneys were plastered on the outside1 wherever they come in contact with the wood-work1 the complaint of fires from defective flues would be hushed4 ,fig4 #ca illustrates the common form of constructing a chimney breast where a grate is to be used4 ,the flues are eight and one-half inches square4 ,a passage to the ash-pit is shown4 ,the grate opening is two feet wide2 the jambs on each side are one foot six inches wide2 thus the entire width of the breast is five feet4 ,other dimensions as indicated4 ,where there are grates on two floors of the house1 one above the other1 or where it is desirable for any reason to have a flue pass around a grate1 it is necessary that the breast should be five feet wide4 ,it is clear that the grate from below must have its own flue out to the top of the chimney4 ,thus the grate flue from the first story must pass around the grate of the second story1 if there be one4 ,if there is no grate above1 or if it is not desired to pass a flue around the first-story grate1 the chimney breast need be only four feet wide2 that is1 it would have the usual two-feet opening to the grate1 and twelve rather than eighteen inch jambs on each side4 ,on one side of the dotted line is indicated flue construction for a brick wall1 and on the other for a wood wall4 ,illustration3 ,fig #ca ,the hearth should rest on what is called a trimmer arch1 which is made of brick4 ,it springs from the chimney breast to the header of wood in front4 ,it is four inches in thickness4 ,it is laid in the ordinary way1 and at the proper time is filled on the top with concrete by the mantel-setter4 ,in case a grate on the second floor connects with the ash-pit1 one of the flues at the side is used for this purpose4 ,fig4 #cb indicates a common form of corner grate4 ,the flues in this as well as ,fig4 #ca are drawn close together and come out through the attic and roof in a smaller stem4 ,there should be distinct separation of flues4 ,illustration3 ,fig #cb ,ash-pits are frequently made of four-inch brick walls strengthened by brick pilasters4 ,these pits are usually from three to four feet in depth and the width of the chimney breast1 and nearly as high as the depth of the cellar4 ,where more than one grate empties into an ash-pit1 it is common to divide it into compartments1 one for each fire4 ,the top of the pit is crowned with a brick arch4 ,ash-dumps are sometimes provided for the grate1 depending1 of course1 upon the kind of grate used1 and ash-pit doors of iron for the pits themselves4 ,,outside ,,cellar-,,way4 ,the side walls of an outside cellar-way should continue to the bottom of cellar4 ,it should be floored the same as the cellar itself4 ,,areas4 ,areas of brick should be provided around all cellar openings that continue below grade4 ,the bottoms of these areas should be floored with paving-brick4 ,this is better than cement1 as it admits of natural drainage4 ,,chapter ,,xxix4 ,,stone ,,masonry4--,,cut ,,stone4--,,terra ,,cotta4--,,privy ,,vaults4--,,cisterns4--,,filters ,,for ,,cisterns4--,,brick ,,pavements4--,,cement ,,pavements4 ,stone foundations for dwelling-houses are usually made of native stone1 and anything that may be said here must necessarily conform to general rather than special conditions4 ,the best stone that can be used for this purpose is hard1 non-absorbent limestone4 ,there are many varieties of stone conglomerates throughout the country which are valuable for foundation uses4 ,stone should be laid up in lime mortar in the direction of its natural bed in the quarry1 with a sufficiency of bond stone4 ,for ordinary dwelling-house work there should be at least one footing eight inches in depth1 and six inches projection on each side of the wall4 ,stone walls for foundations are usually made not less than eighteen inches in thickness4 ,it is not easy to lay a good stone wall less than eighteen inches in thickness4 ,while the same number of cubic feet of stone work may cost less than brick work1 a stone foundation ordinarily would cost more than one of brick for the reason that a brick wall does not have to be so thick4 ,it usually takes about half the number of cubic feet of brick work that it does of stone work to answer the same purpose4 ,where stone is available at low cost it is best to use it4 ,interior brick walls may rest on stone footings4 ,the inside of stone walls should be neatly pointed after other work has been finished4 ,stone work above grade may be finished in many ways--random range work1 rubble work1 regular course range work1 etc4 ,after the other work has been finished1 the mortar should be raked out a short distance and a finish joint added4 ,,cut ,,stone4 ,cut-stone work is too large a subject to consider in detail4 ,there are several points which cannot be overlooked4 ,there should be drips cut under all projections1 so that the water will not run down the other stone or brick work and stain it4 ,a drip is merely a little ,v-shaped channel cut on the under side of the stone work4 ,they are found on the under side of most window-sills4 ,in door1 window1 or other openings1 the stone work should underlie or overlie all wood work at least two inches4 ,this may be explained by stating that the stone window-sill should underlie the wood sill two inches1 and the window cap should overlie the wood cap at least two inches4 ,generally speaking1 coping should project on each side of the wall about two inches4 ,sills should extend at least one inch beyond the face of the wall4 ,window-sills should be no less than five inches in thickness4 ,door-sills should generally be about seven or eight inches1 and extend at least one inch beyond the face of the wall1 and through its full thickness4 ,the water table of the stone foundation usually forms the window cap of the cellar windows1 and the cap course1 which comes at the grade line1 the cellar window-sills4 ,in this case it is necessary that the stone should run farther into the wall where the openings occur4 ,stone steps are not over six and one-half to seven and one-half inches in thickness1 with from nine to twelve inch treads4 ,they underlie and lap about one inch1 and have walls1 the same material as the foundation1 for lower supports4 ,these walls should go to the full depth of the house walls with which they come in contact4 ,thus there is no danger of settling4 ,stone steps are frequently used in the front of the yard from the side-walk to the grade level where there is considerable elevation4 ,in such cases it is necessary to use stone side pieces for the steps1 to prevent caving and to make a neat finish4 ,where flagging is cheap1 it is well to use it for walks and porch floors4 ,,terra-,,cotta ,,work4 ,terra cotta is the perfection of brick-making4 ,it is the only building material which is not affected by changes of temperature1 or other natural or artificial conditions to which the building may be subject4 ,it may be described as being a very plastic material2 that is1 anything can be done with it4 ,it can be worked into any form that is desired1 excepting long lintels1 and even in that case there are means of arriving at the desired result and giving a lintel form in a very proper manner4 ,ornamental terra cotta is modelled by artists before being burned1 and the best results may naturally be expected4 ,,privy ,,vault4 ,the size of the privy vault is usually three and one-half by four and one-half feet1 elliptical1 and from ten to twenty feet deep1 according to the character of the soil4 ,usually it is walled up with four-inch dry brick wall4 ,piers should be provided at corners for privy building4 ,in some instances it is required that the privy vault should be made water-tight4 ,in that case it should be built the same as a cistern1 with round bottom and cemented interior surface4 ,when it is desired to connect the privy vault with the sewer1 it should be cemented in the manner just described1 with a siphon vitrified pipe connection with the drain to the sewer4 ,the siphon prevents solid rubbish1 which may be thrown into the vault1 from getting into the drain and clogging it4 ,,cistern4 ,the cistern is generally located near the rear kitchen wall1 say ten or twelve feet therefrom4 ,the walls1 arch1 and neck are usually four inches in thickness when capacity of cistern does not exceed one hundred and twenty-five barrels4 ,otherwise the brick work mentioned should be eight inches in thickness4 ,the brick should be laid in domestic cement1 and smoothly coated with ,portland cement4 ,it should be connected with the down spouts of the house by means of vitrified drain-pipe1 the same as described in connection with plumbing work1 though it has no connection therewith4 ,the following table gives capacity of cisterns of various sizes4 ,,capacity ,,of ,,cistern ,,in ,,gallons ,,for ,,each ,,ten ,,inches ,,in ,,depth4 ---------------------------------------- ------------- ,,diam4 ,,diam4 ,,diam4 ,,in ,,gallons4 ,,in ,,gallons4 ,,in ,,gallons4 ,,feet ,,feet4 ,,feet4 ---------------------------------------- ------------- #b #aiej #f-a_/b #bjfhe #ab #gjej #b-a_/b #cjej #g #bcihh #ac #hbgd #c #ddfj #g-a_/b #bgedj #ad #ieif #c-a_/b #eiig #h #caccc #ae #a1ajaf #d #ghcc #h-a_/b #cecgb #bj #a1iehd #d-a_/b #iiad #i #cifef #be #c1jeii #e #abbdj #i-a_/b #dfadj #cj #d1djfd #e-a_/b #adhaj #aj #dhifj #ce #e1iijj #f #agfbe #aa #eibdj #dj #g1hcaj ---------------------------------------- ------------- ,,filters4 ,there are various ways of forming a filter4 ,one is to have a small cistern of eight or ten barrel capacity1 located between the main cistern and house4 ,it should be divided by a brick wall laid in mortar1 but not cemented on either side4 ,the water enters on one side1 passes through the brick wall in the middle1 and from thence to the cistern beyond4 ,another plan is to cement the wall1 leave an opening at the bottom1 and pack the side on which the water enters with charcoal1 sand1 and gravel4 ,the water passes through this packing and the opening below to the other side of the filter1 and then to the cistern4 ,still another plan is to build the partition as first described on the inside of the cistern proper4 ,all of the water passes to one side of the divided cistern1 and through the partition before being drawn out4 ,thus it has to pass through the brick before it is to be drawn out4 ,still another filter is made by building what is called a beehive in the bottom of the cistern4 ,it is a beehive form of brick work1 with the pump pipe leading to the inside1 so that all water has to be drawn through the brick beehive before it is pumped out4 ,according to this plan1 as well as the others mentioned1 the water is strained through the brick4 ,it is best that the cistern and independent filter1 when used1 should be provided with iron rims and cast-iron covers4 ,it is good practice to connect the cistern with a dry well1 which is constructed the same as an open vault excepting that the top is arched4 ,this dry-well connection is by means of five-inch vitrified pipe laid in the same manner as sewer pipe4 ,there is a practice1 altogether too common among builders1 of connecting the cistern overflow with the vault or sewer4 ,nothing could be worse than this4 ,the water is certain to be polluted4 ,,brick ,,pavement4 ,brick pavements are used for walks around the house1 and sometimes for cellar floors4 ,cement floors1 however1 are better for cellars4 ,brick pavement of all kinds should be made of hard-burned bricks1 laid on a six or eight inch bed of sand4 ,the brick walk should not be laid until after all the grading and filling of the lot has been done4 ,it is best to leave the brick walks out of the general contract1 so that this work can be delayed until after the house is finished4 ,it is a good thing to have the sodding and the paving in the same contract4 ,the contractor who attends to the sodding can work the two together to a better advantage than if the walks were placed and the sodding done afterwards4 ,,cement ,,pavement4 ,cement pavements are used for walks around the house1 and for cellar floors4 ,cement is more expensive than brick4 ,the surface to be covered should1 first1 be levelled1 then saturated with water2 after which is laid a three-inch bed of cement concrete1 made of gravel1 sand1 and cement in proper proportions4 ,upon this is placed a three-fourth-inch layer of cement mortar4 ,ordinary ,american1 hydraulic cement may be used for concrete1 but for the three-fourth-inch layer nothing but best ,portland cement should be considered4 ,sometimes the cement work in the cellar is done by the plasterer4 ,outside cement work for walks requires special skill4 ,in most large cities there are those who make a business of doing this work4 ,they have different formulas and methods of reaching the proper results4 ,,chapter ,,xxx4 ,,carpenter ,,work4--,,framing4--,,size ,,of ,,timbers4--,,height ,,of ,,stories4--,,joist4--,,stud ,,walls4--,,outside ,,sheathing4--,,building-,,paper4--,,roo fs4--,,outside ,,finish4--,,outside ,,shingle ,,walls4--,,outside ,,casings4--,,windows ,,with ,,box ,,frames4--,,hinged ,,or ,,pivoted ,,windows4--,,outside ,,shutters4--,,porches4--,,lattice ,,porches4 ,,carpenter ,,work4 ,in considering carpenter work1 we will first take up framing1 and everything which pertains to the outside of the house4 ,all material used for framing should be sound1 square-edged material1 free from imperfections tending to impair its use1 durability1 or strength4 ,in different parts of the country1 different kinds of lumber are standard for framing purposes4 ,in the ,south and sections contiguous to it1 yellow pine is used2 in the ,north1 white pine1 hemlock1 ,norway spruce1 poplar1 and even hard wood4 ,it is neither profitable nor desirable in this connection to indicate any particular material2 it is natural to use the cheapest that is sufficiently strong for framing4 ,the following table indicates the sizes of timber in common use in framing an ordinary dwelling4 ,sills1 outside walls #f' #h ,sills1 inside walls #f #h ,lintels1 over openings #f #aj ,girders1 over piers #f #aj ,plates #d thick ,rafters1 #bj on centres #b #f ,horizontal purlins1 or roof supports #d #f ,roof posts #d #d ,bridging #b #d ,joists1 #ast tier #b #aj #af on centres #b;d tier #b #aj #af #c;d tier #b #h #af deck #b #f #bj ,studs #b #d #af ,rafters1 or deck joist1 #af on centres1 when to be plastered4 ,sizes here given may not be adapted to all sections4 ,there is no occasion for being arbitrary4 ,the sizes may be conformed to the material which is ordinarily used4 ,stories ten and a half feet high are generally considered the limit in an ordinary frame house at this time4 ,nine and a half and ten are more common4 ,this is quite different from the general tendency to high stories a few years ago4 ,certainly1 it is more rational4 ,,joists4 ,joists are usually dressed1 so that they have about one-half-inch crown or curve on their upper surface1 which would make the centre of the room about one-half inch higher than the sides4 ,they should be trimmed so that all are of the same width and form4 ,double trimmers and headers--that is1 double joist--should be framed around all chimney-breasts1 well-holes1 scuttles1 and openings in the wall4 ,in dwelling-house work they should be mortised and tenoned together1 as should be the pieces connecting therewith4 ,in very cheap work headers and trimmers are sometimes spiked together4 ,this is not good practice4 ,for very good work1 where heavy weights are to be carried1 trimmers and headers should be supported on wrought-iron strips4 ,this1 however1 is not necessary in ordinary dwelling-house work4 ,joists longer than eighteen feet should be twelve inches in width4 ,those running adjacent or parallel to partition or other walls should be firmly spiked thereto4 ,double joists should be placed under all partitions and supports having no support from below4 ,where the weight is extra heavy1 the double joists should be trussed by a two-by-four-inch stud1 spiked in truss form1 between them4 ,there should be one row of truss bridging to each span or tier1 size as indicated4 ,header should be framed across pipe duct1 about eighteen inches therefrom4 ,,stud ,,walls4 ,see ,fig4 #cc4 ,walls and partitions are usually of two-by-four-inch studding4 ,in large houses it is best that the studding be two by six inches1 and plates four inches in thickness and the width of the studding are commonly placed at the bottom and top of the walls of each story4 ,sometimes1 however1 the studding continues to the height of two stories1 and the joists are supported on a one-by-six-inch ribbon piece let into the studding4 ,illustration3 ,fig #cc ,trusses or supports should be framed over all openings4 ,sliding-door pockets or runways should be lined with flooring4 ,all corners and angles should be framed solid and have two-inch projections for lathing4 ,studding four by four inches thick should be framed around all window openings and on three sides of the door openings2 bridging1 two by two inches1 one row for each story4 ,grounds should be placed on the inside openings1 and elsewhere for plastering4 ,the pipe duct1 fourteen inches wide1 should be placed between studding from kitchen to attic floor4 ,all outside walls of frame houses should be diagonally sheathed with seven-eighths-by-six-inch dressed sheathing4 ,tongued and grooved material is best for this purpose1 although it is not in common use4 ,all sheathing should be covered with six-pound sized building-paper4 ,sometimes the insides of brick walls are furred4 ,this means that they are lined on the inside with wood strips two inches in thickness1 sixteen inches on centres1 and then lathed and plastered4 ,this prevents the passage of the moisture through the brick into the inside of the room4 ,various forms of sheathing lath for inside sheathing of a frame house are now in use4 ,this form of lath contemplates a seven-eighth-inch tongued and grooved sheathing on the inside with dove-tailed channels cut into its surface1 which form key-room for the plastering4 ,,roof4 ,most roofs can be formed with out-posts and purlins4 ,all can be formed in this way where cost is not considered4 ,an ordinary dwelling-house of the size given in these plans does not require separate posts and purlins4 ,there should be double rafters around all chimneys and openings in the roof4 ,the roof should be sheathed with seven-eighths by four-inch material2 where exposed to view1 with five-and-one-half-inch beaded flooring4 ,where deck framing is required1 posts and purlins are necessary1 size according to weight to be carried4 ,where shingles are used for roofing1 they should be laid four and one-half inches to the weather for sixteen-inch shingles1 with two nails to each4 ,it is best that shingles should be dipped in stain1 oil1 or paint before they are put on the roof4 ,the durability of shingles is not increased by being painted after they have been laid4 ,the ridge finish of the shingle or slate roof should be of galvanized iron1 with about four-inch lap on each side4 ,it may be made as ornamental as desired4 ,wood should never be used for this purpose4 ,hips and ridges of slate or shingle roofs may be finished with tin or galvanized iron1 lapped on each side about three and one-half inches4 ,gutters of galvanized iron set up on the first course of shingles or slate1 with metallic support from above or below1 are better than gutters of wood tin-lined4 ,where slate covering is used1 any size slate desired may be employed1 bearing in mind that the bond should not be less than three and one-half or four inches4 ,there should be two nails to each slate4 ,,outside ,,finish4 ,all lumber used for outside finish should be thoroughly seasoned1 clear1 smoothly dressed1 and free from imperfections tending to impair its use1 durability1 strength1 or appearance4 ,poplar is the ideal building material for outside finish4 ,it takes paint better than other woods used for this purpose4 ,however1 pine is generally used1 for the reason that it is cheaper4 ,weather-boarding is usually laid with an inch lap four and one-half inches to the weather2 three and one-half inches is better4 ,illustration3 ,fig #cd ,drop siding1 or ,german siding as it is sometimes called1 makes a warmer and better wall than weather-boarding4 ,it is usually six or eight inches wide1 and in form and construction as indicated by ,fig4 #cd4 ,outside shingle walls are now quite common4 ,shingles are used for ornamental purposes in a large proportion of the houses that are built2 in some instances they are used exclusively for outside covering4 ,in such cases they are undressed1 and are stained commonly with one of the proprietary stains now on the market4 ,before being placed they are dipped into the stain for about eight inches from their buts1 and are laid in piles to dry4 ,any desired color may be secured1 and there are instances where stained shingled walls have gone without any attention or expense for eight or ten years4 ,dressed shingles are commonly painted4 ,their form may be as ornamental as desired4 ,outside shingles are sometimes laid five and one-half inches to the weather1 but four and one-half is better4 ,it is not uncommon at this time to leave all shingles unpainted and unstained4 ,the effect is very agreeable when they become weather-stained4 ,,outside ,,casings4 ,all horizontal trimmings and casings should be bevelled on the top to shed the water4 ,they should run back under the shingled weather-boarding or other outside covering4 ,there should be tin covering for all projections in excess of one and three-eighths inch4 ,ordinary window or door casings outside are usually three-eighths inch thick4 ,,windows4 ,all windows in the part of the house regularly occupied should have box frames4 ,pulley styles should be of hard wood1 and the inside bead should be secured with round-headed screws4 ,sash for plate glass should be one and three-fourths inch thick2 side rail1 two and one-half inches in rabbet2 bottom rail1 three and one-eighth inches2 and meeting rail1 one and one-fourth inch in the rabbet4 ,sash for common glass may be one and three-eighths inch thick4 ,other sizes1 as given4 ,sash1 for rooms finished in hard wood is better when of the wood in which the room is finished4 ,however1 where there is great variation this is not necessary4 ,quartered oak is the material commonly used for hard-wood sash4 ,almost any hard wood is more liable to warp than pine4 ,all box frames should be provided with turned axle pulleys4 ,nothing but the best plaited cotton sash-cord should be used4 ,necessary weights should be provided4 ,in some of the plans where wide front windows are indicated1 the design is called pocket head4 ,there is a pocket above the head of the frame so that a high sash may be run into it4 ,the sash may be pushed up into the pocket2 that is1 it runs into the wall above the head of the frame4 ,where the pocket-head window is used1 it is necessary that there be a clear space above the frame for the sash to be run up equal to the height of the sash itself4 ,hinged or pivoted windows have rabbeted frames which are usually one and three-eighths inch thick4 ,they are used for the most part in unfinished cellars1 attics1 and unoccupied parts of the house1 and preferably for pantry1 store-room1 and1 occasionally1 bath-room windows4 ,they may be hung on hinges or pivots4 ,hinges are better1 for the reason that fly screens cannot be used where the sash is pivoted4 ,sills should slant twenty degrees1 with drip piece secured to outside4 ,this prevents the storm from blowing water to the inside4 ,,outside ,,shutters4 ,outside shutters are usually one and three-eighths inch thick1 with movable slats2 if more than six and one-half feet high1 they should be made in three panels each4 ,arrangements are provided by various manufacturers of hardware for opening outside shutters from the inside of the room4 ,they may be swung either from the sides or top at will4 ,when they are suspended from above they act as an awning2 they admit the air but not the rays of the sun4 ,sometimes shutters are cut at the meeting rail1 so that the upper or lower section may be opened as desired4 ,,porches4 ,at this time it is not usual to provide special ceiling for porches4 ,the rafters and all exposed material are dressed so that they may be painted or stained4 ,floor joists are not usually more than two by eight inches2 sills1 about six by eight4 ,the floor should be inclined about one-eighth of an inch to the foot1 and made of hard wood1 tongued and grooved1 not over two and three-fourths inches in width4 ,edges should be finished with nosings1 which are rounded edges4 ,the roof of the porch is usually the same as that of the body of the house4 ,gutters are similar to those on other roofs4 ,railing and turned balusters are usual1 excepting where an opening for passage is desired4 ,,lattice ,,porch4 ,framework of lattice porch is generally the same form as other porches4 ,the covering is usually made with one-and-three-eighths-inch material1 laid diagonal2 openings1 one and three-eighths inch4 ,door and hardware1 same as used for other parts of the house1 are generally provided4 ,,outside ,,steps4 ,outside steps of wood usually have hard-wood treads made of seven-eighths-by-two-and-one-half-inch pieces1 with three- eighths-inch space between2 carriages should be two by ten inches1 about sixteen on centres4 ,railing and posts for steps should be provided if necessary4 ,lattice should be placed under porches and outside steps1 and between all outside piers4 ,outside lattice-work in yard may be of the same general design as mentioned for lattice-work porches4 ,general statements as to outside wood-work apply alike to brick or frame houses1 with certain omissions that should be obvious to an intelligent reader4 ,,chapter ,,xxxi4 ,,inside ,,wood-,,work4--,,floors4--,,soft ,,and ,,hard ,,wood ,,floors4--,,tabulated ,,statement ,,of ,,inside ,,finish4--,,different ,,kinds ,,of ,,wood4--,,doors ,,and ,,frames4--,,fly ,,screens4--,,inside ,,casings4--,,wainscoting4--,,inside ,,shutters4--,,wood-,,work ,,for ,,plumbing4--,,kitchen ,,sink ,,and ,,fittings4--,,kitchen ,,tables4--,,cellar-,,sink ,,fittings4--,,wood-,,work ,,for ,,bath-,,tub4--,,water-,,closets4--,,was h-,,stands4--,,tank4--,,picture ,,moulding4--,,closet ,,fittings4--,,broom-,,rack4--,,cedar-,, closet4--,,dry-,,box4--,,clock ,,shelf4--,,china-,,room ,,fittings4--,,pantry ,,fittings4--,,stairways4 ,,inside ,,wood-,,work4 ,all material should be perfectly clear1 first-class1 thoroughly seasoned1 kiln-dried1 dressed material1 free from imperfections tending to impair its use1 durability1 strength1 or appearance4 ,all inside finish excepting floors should be sand-papered4 ,where an especially good finish is desired1 all should be scraped as well4 ,,floors4 ,in preparing for floors1 it is not unusual to make arrangements for preventing the passage of sound4 ,this is done by deadening4 ,the usual method is to nail strips about two inches and a half from the top edge of the joist1 on which are laid one-inch boards4 ,this leaves an inch and a half between their surface and the upper edge of the joist4 ,this may be filled in with concrete1 mineral wool1 or other non-conducting material4 ,either is very effective in preventing the passage of sound from the floors to the rooms below4 ,in a dwelling-house where two floors only are in common use1 it is only necessary to deaden the second floor4 ,a permanent sheathing floor of the same material that is used for rough siding may be placed over all joists of first and second floors for a floor during the plastering of the house4 ,this does not act as deadening1 unless concrete or mineral wool be placed over it4 ,it is well to have a floor of this kind for use during plastering4 ,it also makes the lower floor warmer4 ,it should be covered with building-paper before the finished floor is laid4 ,finished floors should extend throughout the first and second stories and the attic4 ,they are commonly of pine or other soft wood4 ,the material is tongued and grooved1 secret-nailed1 and should be smoothed off after laying4 ,the boards should never be wider than five and a half inches1 nor less in thickness than seven-eighths of an inch4 ,they should be free from sap1 large1 loose1 or black knots4 ,hard-wood floors may be of hard pine1 oak1 maple1 or other hard wood that is readily obtainable or desirable4 ,this material should not be more than two and three-fourths inches in width1 nor less than seven-eighths of an inch in thickness1 and should be tongued and grooved1 secret-nailed1 and smoothed off and scraped after laying4 ,a better grade of pine flooring than that mentioned may be had if desired4 ,it is best that all floors be laid after plastering4 ,however1 this is not the common practice4 ,the carpenter should cut out flooring as directed1 and prepare for hearths in proper places4 ,other inside dressed wood-work should never be placed in position until after the plastering is finished and dry4 ,the following table is from a specification in use by myself1 and shows the kind of lumber1 style of doors1 finish of wood1 painters' finish1 and rooms supplied with plate glass1 and the general style of hardware4 ,the detail specification makes clear the points here outlined4 ,the filling out of the blanks indicates the range and style of finish which frequently occur4 ,the lettering of the doors and finish refers to drawings and details1 a part of which are given in this connection4 ---------------------------------------- --------------------- ,d ,f ,t ,o ,d ,p ,f ,r ,w ,p ,s ,h ,o ,i ,h ,f ,o ,a ,i ,o ,i ,l ,t ,a ,o ,n ,i ,o ,i ,n ,o ,t ,a ,y ,r ,r ,i ,c ,r ,n ,i ,m ,h ,t ,l ,d ,,kind ,s ,s ,k 4 ,t ,s ,s ,e ,e ,w ,,floors4 ,,of ,h ,n ,e ,h - ,a ,,lumber4 ,a 4 ,e ,r 4 ,g ,o ,r ,n ,s ,s ,l ,f ,e ,d ,s ' ,a 4 ,s ,s 4 ---------------------------------------- --------------------- ,,first ,,floor4 ,front ,hall ,qu4 ,oak4 ,a #a-c_/d -- -- -- ,parlor ,a #a-c_/d ,all ,oil4 -- -- ,sitting-,room ,sycamore4 ,a #a-c_/d -- -- -- ,library ,a #a-c_/d -- -- -- ,rear ,hall ,gum4 ,a #a-c_/d -- -- -- ,dining-,room ,a #a-c_/d -- -- -- ,chamber -- -- -- -- -- -- -- ,kitchen ,plain ,oak4 ,d #a-c_/h -- -- -- ,bedrooms -- -- -- -- -- -- -- ,pantry ,d #a-c_/h -- -- -- ,china ,room ,d #a-c_/h -- -- -- ,,second ,,floor4 ,front ,hall ,gum4 ,e #a-c_/h -- -- -- ,chamber ,pine4 ,e #a-c_/h -- -- -- ,e #a-c_/h -- -- -- ,e #a-c_/h -- -- -- ,e #a-c_/h -- -- -- ,rear ,bedroom ,poplar4 ,d #a-c_/h -- -- -- ,alcove ,pine4 ,e #a-c_/h -- -- -- ,bath-,room ,qu4 ,oak4 ,d #a-c_/h -- -- -- ,rear ,hall ,pine4 ,d #a-c_/h -- -- -- ,other rooms ,d #a-c_/h -- -- -- ---------------------------------------- --------------------- ,it may be said1 in general terms1 in regard to the different kinds of wood used in finishing a house1 that1 all things considered1 hard wood of one kind or another is preferable1 for the reason that it stands the general wear and tear of house-keeping with less evidence of the struggle4 ,soft wood--pine or poplar--is only to be used because it is cheaper than the other4 ,quartered oak1 quartered sycamore1 cherry1 maple1 walnut and chestnut may be classed as the hard woods in ordinary use in finishing houses of moderate cost4 ,gum is difficult to class4 ,it is neither hard nor soft4 ,others might be mentioned in this same connection4 ,pine and other resinous woods are mentioned as soft woods2 as is also poplar1 called in some sections white-wood4 ,any of these woods may be oil-finished1 according to the general formula indicated elsewhere1 or any of them may be stained4 ,birch stains very nicely4 ,,doors ,,and ,,frames4 ,door-frames1 when rabbeted1 should not be less than one and three-eighths inch in thickness4 ,sometimes the strip is screwed to the frame4 ,in that case the frame is often not more than one and one-eighth inch thick4 ,one and three-eighths inch1 however1 is better4 ,front doors or principal entrance doors are frequently hard wood when all the others are soft wood4 ,all outside doors are generally filled with glass in their upper panels4 ,sliding doors should be the same general design as other adjacent doors4 ,one additional panel to each additional twelve inches in excess of width of other doors may be provided4 ,sliding doors should be hung from above4 ,hard-wood doors are usually solid4 ,all excepting pine are best made of a veneer1 one-fourth inch thick on a one-and-three-eighths-inch pine body1 as indicated by ,fig4 #ce4 ,sometimes doors are made in two thicknesses of hard wood4 ,this is not as good as a single thickness4 ,three thicknesses are better4 ,the only door to be recommended1 however1 is the veneered door4 ,such doors will not warp2 others are liable to do so4 ,transoms may be hung on pivots1 and should be provided with catches1 and1 if heavy or high1 with adjustable lifts4 ,transoms are sometimes used in doors on the second floor1 though this practice is less common than in the past4 ,where doors with transoms are used1 it is not uncommon to have the closet doors extend to the full height of the transom tops1 and provide additional top panels4 ,doors six feet ten inches in height1 or less1 and not more than one and three-eighths inch in thickness1 may be hung on two three-and-one-half by three-and-one-half-inch buts4 ,if higher than this or wider than three feet1 they should be hung on three buts or hinges4 ,illustration3 ,fig4 #ce ,doors in unfinished cellars may be made of two thicknesses of seven-eighths beaded flooring2 frames the same as in rooms above4 ,a seven-eighths batten door1 with one-and-three-eighths-inch frame1 should be provided for man-hole in cellar4 ,scuttle doors1 where required1 may be seven-eighths inch in thickness1 battened4 ,illustration3 ,fig4 #cf ,cuts #ce1 #cf1 #cg indicate ordinary style of inside door and window finish1 the sizes and heights being marked4 ,doors from dining-room to china-closet and china-closet to kitchen should be hung on double-spring hinges1 so that they will swing either way and come back to position4 ,the slide from the kitchen to china-closet or dining-room should be hung the same as sash1 with plaited cotton sash-cord1 pulleys1 and weights1 and provided with lifts and bolt fastenings4 ,illustration3 ,fig4 #cg ,frames should be provided for opening into bay windows1 window-seats1 alcoves1 and pilasters4 ,stop beads for glazed and sliding doors should be secured with round-headed screws4 ,there should be corner beads for external angles4 ,,fly ,,screen4 ,in the modern house all outside openings1 from cellar to attic1 are provided with fly screens4 ,they are now made by concerns who make it a business to do this work1 and are much better than those made by the ordinary carpenter4 ,they are arranged so that they will slide up and down on the inside or outside stop1 and are finished in every way to correspond with the other wood-work of the house4 ,they need not be more than three-quarters of an inch in thickness if properly made4 ,a small strip is secured to the stop bead1 and a corresponding groove is cut in the screen frame4 ,a spring therein holds it firm1 and admits of their removal without trouble or waste of time4 ,special hardware is provided for door and window screens4 ,,inside ,,casings4 ,the commonest way of constructing casings at this time is indicated in ,figs4 #ce and #cf1 showing inside of doors and windows4 ,this is one of the least expensive forms1 and is adapted to all ordinary work4 ,the casings are usually seven-eighths inch thick1 the corner and plinth blocks one and one-eighth inch thick4 ,the plinth block comes at the bottom of the casing4 ,one reason that this form of casing is in such general use is1 that the corner block conceals any slight shrinkage which there may be in the wood4 ,where there is a mitred or flush joint1 the shrinkage is certain to show4 ,casings as elaborate as any one is inclined to pay for may be used4 ,window1 door1 alcove1 and other casings are generally all of one design in a room4 ,all girders and projections below ceilings should be cased4 ,,base4 ,the base-board around the room should be plain1 so that it may be readily cleaned4 ,where it is ornamented1 it adds nothing to the appearance of the room4 ,there should be a base for all plastered walls4 ,generally they should be not more than eight inches high1 seven-eighths inch thick1 bevelled at the top and a quarter round at the bottom4 ,a five-eighths-inch adjustable lip may be put on at the top1 to take up the inequalities in the plaster4 ,the closet base may be formed of a quarter round only if it is plastered and skimmed to the floor4 ,it is well to have as little wood-work as possible in the closet4 ,,wainscoting4 ,wainscoting kitchen1 bath1 and other rooms is not as common as it once was4 ,this is because wood-work is more difficult to keep clean than plastering4 ,wherever there is wainscoting1 there must necessarily be joints4 ,these are difficult to keep clean4 ,panel wood-work1 or other form of decoration for wall or ceiling1 may be used in rooms according to the disposition of the owner and the taste of the architect4 ,,inside ,,shutters4 ,inside shutters are not so universally used in good houses as they were a few years ago4 ,draperies1 though more expensive1 are preferred1 and are taking their place4 ,inside sliding shutters1 arranged in several sections and constructed according to the general plan described for fly-screens1 are in more common use4 ,rolling slats which roll into a pocket are to be thought of only in connection with an expensive dwelling4 ,the common inside shutter is ordinarily seven-eighths inch in thickness1 four panels wide1 beaded1 and cut at the meeting rail2 and the four centre panels are provided with movable slats4 ,the special designs of inside shutters mentioned are manufactured by various establishments throughout the country1 and are advertised in various magazines and periodicals4 ,under any circumstances the owner will have to investigate proprietary goods and special furnishings for himself4 ,they are not to be considered in a work of this kind4 ,,wood-,,work ,,for ,,plumbing4 ,all should be put up in a way to make plumbing readily accessible by the removal of screws4 ,the pipe duct should be located as required in the kitchen1 and pass from basement to attic floor4 ,the inside measurement should be seven by twelve inches4 ,it should be constructed of seven eighths-inch lumber4 ,in case of stud partitions1 the duct may be let into the wall the full depth allowed by studding4 ,the front will project into the kitchen4 ,all should be of clear lumber1 the same as other wood used in finishing4 ,a ventilating opening1 five inches in diameter1 may be provided at the top of the duct4 ,this may be connected with pipe and funnel1 or other device1 placed over the kitchen range4 ,the carpenter should provide pipe boards for all pipe runs4 ,the following1 in regard to wood-work for plumbing1 is from the specification of an architect3 ,,kitchen ,,sink ,,and ,,fittings4--,wood rim1 #g_/h by #b-a_/b inches2 skirt1 #g_/h by #f-a_/b inches2 support on cleat at back1 plain oak1 #a-c_/h-;inch turned legs in front4 ,,splash-,,board4--#g_/h by #ad inches1 scurfed back2 #g_/h by #b inches1 plain top4 ,,drain-,,board4--,shall be #bb inches long by #ba inches wide1 #g_/h inch thick1 #a inch incline2 channelled top2 skirt1 #c by #g_/h cleated with two cleats at bottom4 ,one end shall rest on sink1 side on wall cleat1 other end on turned leg4 ,full length of tables1 sink1 and drain4 ,,tables4--,there shall be two tables connected with drain and sink1 each #ba inches wide1 #b by #f inches long1 #g_/h thick2 skirt1 #c by #g_/h inches4 ,cleated back4 ,secured and supported same as drain4 ,,other ,,sinks3-- ,,cellar ,,sink4--,provide #g_/h-;by-#c-;inch supporting rim1 #b-a_/b inches by #g_/h inch top4 #a-c_/h square legs4 ,,bath-,,tub4--,case sides and ends with #g_/h-;by-#b-c_/d-;inch oak board1 tongued and grooved material1 secret-nailed4 ,batten foot-casing1 and put in in one piece with round-headed blue screws4 ,cap top4 ,,splash-,,board4--,wainscoting same as tub casing1 #f inches high4 ,cap top in two members #g_/h inch thick4 ,,water-,,closet4--,hinged flap and seat1 each #g_/h inch thick2 skirt1 #g_/h by #e inches2 support on #a-c_/h turned legs in front1 cleat at back4 ,case water-closet tank1 mould top4 ,,wash-,,stands4--,provide supports under marble top4 ,case sides same as specified for tub4 ,make cleated door in front of same material4 ,provide hinges and fastenings4 ,,tank4--,a tank shall be placed in attic2 capacity1 #h barrels4 ,construct with #a-c_/d-;inch ploughed and tongued material1 with two #c_/h-;inch rods1 bolts1 and nuts at each end1 and cleats across top at middle4 ,in this house there shall be the following plumbing fixtures1 to be fitted up as above3 #a kitchen sink1 cellar sink1 sink1 #a bath-tub1 #a water-closet1 #a wash-stand4 ,,picture ,,mouldings4 ,picture mouldings should be provided on all plastered walls excepting those of kitchen and pantries4 ,it is usual to place the picture moulding on a line with the top of the door2 that is1 so that it comes just below the top of the corner block4 ,,closet-,,fittings4 ,shelves should be seven-eighths inch thick1 number and arrangement as desired4 ,the following is a schedule from closet-fittings4 ,provide hooks in closets as follows3-- ,one row to cleat on wall #e feet #c inches from floor4 ,one row under side of shelf4 ,one row to cleat on wall #c feet #f inches from floor in children's closets4 ,,drawers ,,for ,,closets4 ,drawers for closets are best made by a cabinet-maker4 ,if not1 they should be modelled in all respects after cabinet work4 ,cedar closets are not as common as they once were4 ,as people have more to place in them1 there is less confidence in their efficacy4 ,the following is from a specification3-- ,,broom-,,rack4--,provide in space as directed #a broom-rack1 with cast-iron broom-holder1 for sweep-broom1 whisk-broom2 hooks for dust-pan and bucket4 ,,medicine-,,chest4--,provide in closet a medicine-chest #h by #aj by #af inches1 with #g_/h panelled and hinged door4 ,approved lock4 ,exposed wood-work thereof same as room in which closet is placed4 ,,cedar-,,closet4--,closet shall be lined1 ceiled1 and fitted up with red cedar4 ,,dry-,,box4--,secured on wall adjacent to kitchen range shall be placed a drying-box for scrub-rags1 brushes1 etc41 #h inches deep by #ah inches wide by #bd inches high1 constructed with #g_/h material1 inside measurements4 ,provide hinged #g_/h-;inch panelled door with fastening4 ,top1 bottom1 and shelves shall be perforated with #c_/d-;auger-holes for passage of warm air through the box4 ,,soap-,,box4--,constructed same as dry-box4 ,size1 #i inches deep1 #bj inches wide1 #cj inches high4 ,door1 #g_/h inch thick1 panelled4 ,provide approved lock4 ,shelves1 #e_/h thick1 set into sides1 #c inches apart4 ,perforate bottom and shelves with #c_/d-;inch auger-holes1 and connect top with kitchen or vent-flue4 ,,clock-,,shelf4--,provide #h-;inch moulded clock-shelf1 #g_/h inch thick1 in kitchen4 ,,ventilator4 ,,clothes-,,chute4 ,,coal-,,chute4 ,,coal-,,bins ,,in ,,cellar4 ,,china-,,room ,,specification4 ,,cupboard 7see drawing1 ,chapter ,,vii474--,shelves as directed below and above4 ,lower shelves #g_/h inch thick4 ,lower doors #g_/h panelled1 upper doors glazed4 ,provide hinges and fastenings for all4 ,there shall be #h inches space between #g_/h-;inch top of lower section and bottom shelf of upper section4 ,upper door shall not come below under side of this upper section shelf4 ,,table4--,construction same as in kitchen4 ,,sink4 ,,drawers4 ,,pantry ,,specification4 ,,cupboard 7see drawing1 ,chapter ,,vii474--,as indicated4 ,doors below and shelves above1 same as specified for china4 ,no doors above4 ,,dough-,,board4--,provide constructed same as tables specified for kitchen1 except that it shall be supported on brackets4 ,,flour-,,bin4--,shall be #ah inches deep by #bd inches high in front1 #bh inches in rear1 by ---- long1 ---- compartments4 ,set #d inches from floor4 ,top cleated and hinged4 ,lumber #g_/h inch thick4 ,,flour-,,bin4 ,the flour-bin described in the specifications is the old kind with the hinged top4 ,another kind that has been used successfully is here illustrated4 ,illustration3 ,flour-bin ,section4 ,illustration3 ,flour-bin ,front ,the receptacle for flour is pivoted in the manner indicated by the section4 ,the pivot position is indicated on the drawing by the point of the arrow4 ,the dotted lines on the section indicate the position of the flour receptacle when it is open4 ,it is pulled open by the hand4 ,the knob is shown on the drawing of front4 ,as soon as it is released it falls back into a closed position4 ,it is pivoted so that it remains closed unless held open4 ,the front drawing indicates a flour-bin of this kind with three receptacles2 the larger one for flour1 and the two smaller ones for meal and graham4 ,the marble dough-stone can be placed on the top of a bin of this kind4 ,if there is no other room for the bin it can be placed in the lower section of the pantry cupboard1 and can take the space ordinarily given one of the doors4 ,the pantry cupboard is illustrated and described in ,chapter ,,vii4 ,,boxes ,,for ,,pantry ,,supplies4 ,these boxes are constructed on the same principle as the flour-bin1 just described4 ,they are pivoted and arranged in a row1 and may be set on a pantry shelf4 ,the drawing indicates eight of these boxes1 four of them nine by twelve inches1 and four five by three and three-fourths inches4 ,these boxes are of tin1 the frame only being of wood4 ,the socket into which the pivot fits is open at the bottom1 so that the box can be lifted off the pivot and taken out and washed4 ,an arrangement such as this takes very little room1 and the boxes are always closed unless held open4 ,they are so pivoted that they fall into a closed position as soon as released4 ,two of these boxes in a china-closet would be convenient to hold bread and cake4 ,illustration3 ,box for ,pantry ,supplies4 ,,stairs4 ,the wood-work of the stairway should always be of hard wood4 ,where hard wood is used for entire finish1 the stairway is best of the same variety4 ,the treads should always be one and one-eighth inch in thickness1 and never less than ten inches in width4 ,the risers may be seven-eighths inch thick and never more than seven and one-half inches in height2 ,square or turned newel posts are in common use4 ,winders should not be used for the main stairway4 ,square turns at the landing should be made4 ,sometimes the rear stairway is of the same general style and design as the front4 ,when it is an open stairway1 it is necessary that this should be the case4 ,a rear box stairway1 the cellar and attic stairway1 or1 in fact1 any box stairway1 should have the treads and risers the same thickness and general dimensions as those mentioned for the front4 ,however1 they need not be of hard wood4 ,they should always be provided with hand-rails4 ,all lumber for cellar or attic stairways should be clear and dressed1 and quite as well finished as that of any other part of the house4 ,when the cellar is not plastered1 the side lining for cellar stairways should be seven-eighths-inch flooring below the first-story plastering4 ,this flooring should be dressed on both sides4 ,the outside cellar-way should have dressed treads and risers one and three-fourths inch thick4 ,the wall should be capped1 preferably with stone1 and the outside cellar door should be of iron4 ,where economy is necessary1 one-and-three-fourths-inch oak coping and doors may be used4 ,,chapter ,,xxxii4 ,,plastering4--,,gray ,,finish4--,,white ,,hard ,,finish4--,,back ,,plastering4--,,gas-,,piping4--,,tin ,,work4--,,gutters4--,,valleys4--,,down ,,spouts4--,,galvanized ,,iron-,,work4--,,hot-,,air ,,pipes4--,,thimbles4--,,painting4--,,st aining4--,,oil ,,finishing4--,,interior ,,staining4--,,floor ,,finish4--,,glazing4--,,plate-,,glass4- -,,bevelled ,,glass4--,,cathedral ,,glass4--,,hardware4 ,it is only within the last ten or fifteen years that it has been at all common to do two-coat work in plastering4 ,before that time three-coat work was almost universal4 ,most of the plastering done at this time is what is called laid-on work4 ,the first two coats are put on at the same time4 ,the last coat is put on after these are dry4 ,the laths are nearly always of pine4 ,there should be one nail for each contact with the wood-work2 that is1 four nails to each lath4 ,the mortar should be made of the best quality of lime and sharp sand4 ,a sufficient quantity of hair should be used4 ,the mortar should be floated1 or made smooth1 and straightened to receive the wood-work4 ,the last coat should be put on after the other is thoroughly dry4 ,it should be trowelled to a smooth surface1 and when completed should be free from chip cracks1 stains1 and improper mixing of sand4 ,three-coat work1 where each coat is allowed to become thoroughly dry1 is better than two-coat work4 ,the last coat is usually a white plaster-of-,paris finish1 put on with the skim4 ,a gray finish is used more generally at the present time than in the past4 ,it is put on in place of the white skim coat4 ,the natural color is a pleasant gray tint4 ,it may be made smooth enough for papering4 ,the skim coat1 white or gray1 may be tinted with fresco color at less cost than it can be papered4 ,paper becomes necessary on a white skim finish after a short time4 ,the hard white finish1 which is not commonly used at the present time1 is very satisfactory excepting for its extreme whiteness4 ,this finish is made by the use of white sand and skim rubbed and floated down until only a sufficient amount of the lime or skim proper remains to cement the sand to the wall4 ,the same kind of a finish with gray sand is very satisfactory4 ,proprietary finishes for plastered walls are now used to some extent in the better class of work4 ,they are very hard1 of waterproof texture and of any color desired4 ,the coloring of finish for plastering is ordinarily not successful4 ,however1 some of the proprietary colored goods before the public are very satisfactory when well put on4 ,the one difficulty in the way of their use is in getting the plasterer to handle properly a thing with which he is not familiar4 ,back plastering is common in very cold climates1 and is done by plastering on the back of the sheathing between the studding4 ,it is independent of the inside plastering4 ,cement pavements in floors are considered in the previous chapter4 ,,gas-,,piping4 ,gas-pipes are placed in a house before lathing4 ,the gas company which supplies the illuminating or fuel gas furnishes the inspection for each set of pipes4 ,below is given a form of specification in use by an architect in a natural-gas region4 ,,gas4 ,,illuminating ,,gas4--,provide and fix gas-pipe and fittings according to gas company's regulations4 ,all pipes shall be concealed1 excepting where it is desired to attach a burner4 ,cap pipes4 ,lights to be placed as indicated by table below4 ,,fuel ,,or ,,natural ,,gas4--,provide and fix pipe and fittings according to company's regulations4 ,company's certificate of approval will be required before payments are made4 ,cap pipes until mixers and burners are attached4 ,valves and connections shall be provided preparatory to mixer and burner connections4 ,provide connection with street mains4 ,,table ,,of ,,distribution4 ---------------------------------------- ----------------- ,,illuminating ,,gas4 ,,floors4 ----------------- ,,natural-,,gas ,,centre4 ,,bracket4 ,,fires4 ---------------------------------------- ---------------- ,,first ,,floor4 ,parlor or ,reception ,room - - - ,porch - - - ,sitting-,room - - - ,front ,hall--newel - - - ,dining-,room - - - ,library - - - ,chambers--each - - - ,rear ,hall - - - ,bedrooms--each - - - ,kitchen gas stove - - ,range4 ,pantry - - - ,china-,room - - - ,cellar - - ,furnace4 ,laundry stove4 ,,second ,,floor ,chambers--each - - - ,bedrooms--each - - - ,alcove - - - ,front ,hall - - - ,rear ,hall - - - ,bath-,room - - - ,attic - - - ---------------------------------------- ---------------- ,,tin ,,work4 ,it is now entirely possible to get first-class tin plate for architectural uses4 ,the process is very simple4 ,require and pay only for a tin plate stamped with a reputable maker's name and brand4 ,there is a general effort upon the part of tin-plate dealers to raise the standard of tin in this way2 and there are now a number of manufacturers of integrity who are pursuing the course of branding a first-class tin plate4 ,all tin work should be painted on the under side before it leaves the shop4 ,,gutters4 ,in the matter of general utility the hanging gutter is ideal4 ,it is below the eaves1 where its overflow can injure nothing4 ,it is easy to reach all parts of it in case of repair4 ,if it is necessary to remove any of the shingles or other roof covering1 the gutter need not be disturbed4 ,there are those1 however1 who object to the appearance of a hanging gutter4 ,a galvanized iron gutter made of ,no4 #bf iron1 in form as per ,fig4 #cc1 and which runs four inches above the overflow line at all times1 may be placed on the first or second row of shingles or slate1 and will give very good satisfaction4 ,it is certainly much better than a wood tin-lined gutter4 ,,valleys ,,and ,,other ,,tin ,,work4 ,all valleys should be lined with twenty-inch tin4 ,the connection between all roof and vertical surfaces should be flashed and counter-flashed2 that is1 pieces of tin should be bent to conform to the vertical and horizontal surfaces1 and slipped under the slate or shingles so as to lap both horizontally and vertically4 ,this is the flashing4 ,the counter-flashings are the lapped pieces of tin which extend into the vertical surfaces1 and down over the flashings proper4 ,all wood-work which projects in excess of one and three-eighths inch from any vertical surface1 should be covered with tin4 ,hip and ridge coping should be covered with tin in the manner described in chapter where roofs are considered4 ,down spouts should be provided to carry the water from all roofs to the ground4 ,the presence of more than one gable in the front part of the building frequently makes more than one down spout necessary4 ,where the house is not too large1 one five-inch spout will usually take all of the water from the roof4 ,for a small structure a four-inch spout will serve the same purpose4 ,three and four inches are in common use for carrying water from the main roof where the continuous course of the gutter is interrupted by gables or dormers4 ,the cistern down-spout should be provided with cut-off or preferably a switch spout1 which connects by a drain pipe with a dry well or street gutter4 ,such connections should never be made with the sewer where a down spout is intended to supply a cistern4 ,in connecting a roof with a cistern it should be borne in mind that it is not always so much the size of the cistern which insures a constant supply of water1 as it is the amount of roof surface connected with the cistern4 ,porches are usually provided with two or three inch down spouts according to the amount of roof to be drained4 ,flat roofs are best when made with a standing seam4 ,it admits of the expansion and contraction of the tin without injury to the joint4 ,copper has been extensively used on the better class of buildings during recent years4 ,the improvement in the quality of tin has rendered its use unnecessary excepting for down spouts and ornamental purposes4 ,new processes in the manufacture of sheet copper1 and the electroplating of other sheet metals with copper1 promise to reduce the cost of that material for architectural purposes1 so that it will be better and cheaper than tin4 ,when such claims are substantiated the public will be informed thereof1 through the usual channels4 ,galvanized iron does not have the general architectural uses that were common to it a few years ago4 ,for down spouts in excess of four inches1 ,no4 #bf galvanized iron should be used4 ,hot-air pipes which connect the furnace pipes in basement with the second floor are usually three and three-fourths by twelve inches in size4 ,before they are placed1 all contiguous wood-work should be lined with tin4 ,in frame houses the pipes should be covered with iron lath4 ,they should continue above baseboard1 with register opening on second floor and below joist with collar in basement4 ,where pipes run in an outside wood wall1 which they should do only in case of extremest emergency1 the back and sides of the pipe should be lined with several thicknesses of asbestos paper4 ,a zinc drain should be provided from the refrigerator to the outside of brick wall4 ,this drain is one inch in diameter1 and comes up through the floor with funnel-shaped opening at the top4 ,an ordinary six-inch tin funnel let into the tube will answer every purpose4 ,thus the discharge pipe from the refrigerator may be readily placed over it4 ,thimbles should be provided for the plasterer when he is putting on the last coat4 ,flue stops should be placed therein after plastering is finished4 ,these are for stove connections with brick flues4 ,,painting4 ,painting is not so serious a problem as it once was4 ,we hear about people buying their own paint1 the lead and everything that goes with it1 and having it mixed under their personal supervision4 ,but even this is not satisfactory4 ,after a short time the paint begins to look chalky and dingy4 ,when the mixing of the paint is not done under the supervision of the owner1 and the result is as above stated1 the painter is often accused of dishonesty4 ,a painter does not ordinarily have the facilities or knowledge for properly mixing colored paints4 ,in order to get satisfactory results in painting1 we may again fall back upon the integrity of an established manufacturer of proprietary goods1--that is1 upon ready-mixed paints4 ,not all are good4 ,most of them are made as cheap and common as possible2 but the best results can be secured from really good ready-mixed paints4 ,any large dealer of established reputation1 who is not himself a manufacturer of a cheap paint1 may ordinarily be relied upon for a correct opinion4 ,preparatory to painting1 all knots should be coated with shellac4 ,all work should be painted with three coats1--one priming1 and two following4 ,one can always be sure of getting the color wanted in ready-mixed paints of the best quality4 ,all outside frames should be primed before setting4 ,the painter should follow the carpenter1 and prime all dressed wood-work as put up4 ,putty work may be done after first coat1 or before final color is applied4 ,there is no advantage to be derived in painting shingles after they are put on4 ,the paint gathers in a heavy ridge on the shingle next to the butt of the one above it in a way to let the moisture lie therein1 so that it will rot at this point4 ,brick-work may be painted as specified for wood-work1 excepting that the first coat1 or priming1 should be put on very heavy4 ,tin and iron work should be painted with one coat of metallic paint as soon as put up4 ,tin unexposed to view should receive a second coat of metallic paint before the building is completed4 ,tin work exposed to view should have two coats of paint on a metallic prime1 same as house4 ,,exterior ,,staining4 ,shingles should be dipped in stain and then stood in a trough1 so that they will drain to a barrel4 ,other external wood-work should have two heavy coats of stain applied with a brush4 ,weather-boarding is sometimes dipped into a trough filled with stain1 and then set so that it will drain therein4 ,shingle stain is a proprietary finish1 and regularly advertised in leading periodicals4 ,,interior ,,staining4 ,the staining of interior finish is now rendered simple and satisfactory by the use of proprietary stains4 ,sometimes the stain is put on direct1 without first applying filler4 ,at other times a filler of cornstarch and oil1 or a proprietary mixture1 which is preferable1 is used4 ,one or two coats of prepared oil-finish follows the application of the stain4 ,the various manufacturers of interior stains furnish wood samples which indicate the variety of this material manufactured4 ,,oil ,,finishing4 ,all wood to be oil-finished should first be filled4 ,the antique and acid stained effects are derived by the use of different kinds of fillers1 which close the pores of the wood and stain it the color desired4 ,proprietary fillers and oil finish may be most successfully used1 for the reason that they are generally prepared by men who have put their capital into the business for the purpose of getting a return4 ,such people cannot put a bad article permanently on the market without feeling the result themselves4 ,therefore1 those who are permanently successful in the manufacture of proprietary goods can generally be relied upon4 ,in the finishing of wood-work all under coats should be rubbed with dry hair-cloth1 burlap1 or fine sand-paper4 ,on top of the filler two coats of prepared oil finish should be applied2 the first one rubbed as above1 and1 if desired1 the last left bright4 ,a dead finish may be secured by rubbing down the last coat with fine pumice stone and water or oil4 ,external exposed wood-work and bath-rooms may be finished with a water-proof varnish by treating as above1 excepting that the last coat should be a water-proof oil finish made by some well-known manufacturer4 ,,floor ,,finish4 ,all manufacturers of first-class interior finishes prepare a special floor finish4 ,it is usually applied in two coats over a filler as described4 ,in such cases the filler is not stained4 ,each coat is thoroughly rubbed4 ,a satisfactory floor finish may be made by washing the clean wood floor with a solution of salt and water1 and afterwards saturating with paraffine wax1 and then rubbing4 ,,glazing4 ,all glass should be embedded in putty and secured with glazier's tacks and putty4 ,american sheet glass is made in two thicknesses--single and double strength--and in four qualities4 ,a or ,,aa only should be used in a good house4 ,plate glass costs about five or six times as much as double-strength ,a ,american sheet4 ,a thumb rule for calculating the cost of plate glass1 which is not strictly accurate but which gives a general idea1 is to calculate on from fifty to seventy-five cents per square foot4 ,,cathedral ,,glass4 ,of cathedral glass proper there is only one quality4 ,in ornamental and colored glass work the different kinds of glass used will not be here enumerated4 ,bevelled plate is becoming quite common4 ,generally speaking1 cathedral glass may be arranged in geometrical forms in sash with wood separations or muntins4 ,cathedral glass proper for such purposes costs from twenty-five to thirty-five cents a square foot4 ,cathedral glass leaded may cost almost any amount in excess of a dollar per square foot4 ,in selecting cathedral glass for sash with wood separations1 the best and most satisfactory results may be reached by choosing the lighter tints1 and not having more than one or two colors to the window4 ,,hardware4 ,it is difficult if not impossible to write a general specification for the hardware which goes into a house4 ,it cannot be done excepting by specifying particular goods1 which cannot be done here4 ,however1 a few general statements in regard to hardware may not be amiss4 ,the cheapest locks used should have brass fronts and bolts1 and be of the mortise pattern4 ,night-locks should be provided as desired4 ,outside knobs of rear door and those inside the kitchen may be of bronzed iron4 ,the price of bronzed-faced locks is not much greater than brass-faced locks4 ,a good bronzed-iron knob has not been made up to this time4 ,therefore1 the fixtures for the front door1 if not all others1 should be of real bronze4 ,butts of bronzed iron have been made which are very satisfactory4 ,sash locks should be provided for all windows4 ,sliding-door hardware should be of real bronze4 ,the locks should be what is known as astragal fronts1 and the trimmings flush4 ,sliding doors should be suspended from above on hangers4 ,bolts of wrought-iron should be placed on all outside rear doors1 and1 if desired1 on the inside of all chamber and bedroom doors2 always on the bath-room door4 ,such bolts may be mortised or otherwise1 as desired4 ,foot and top bolts may be provided for double doors and for sash4 ,pivots should be provided for all transoms2 transom lifts as desired1 also sash lifts4 ,there should be wooden base knobs with rubber buffers at all doors4 ,double-spring hinges should be provided for doors leading to and from kitchen and china-closet or passage4 ,necessary drawer hardware should be provided1 and butts1 knobs1 and fastenings for inside shutters4 ,,chapter ,,xxxiii4 ,,practical ,,plumbing4--,,wood-,,work ,,for ,,plumber4--,,excavating ,,for ,,plumber4--,,water ,,distribution4--,,outside ,,fixtures4--,,hydrants4--,,street-,,was hers4--,,soft-,,water ,,supply4--,,hot-,,water ,,supply4--,,soil ,,pipe4--,,inside ,,fixtures4--,,kitchen ,,sink4--,,cellar ,,sink4 ,in a previous chapter plumbing was considered from a sanitary standpoint1 and the conditions of safety set forth4 ,in this chapter it remains to consider plumbing work in a more practical way2 to consider it with reference to its execution1 assuming that it is desired to reach the best results4 ,this means1 primarily1 good work2 then good work with the least expenditure of money4 ,the carpenter usually provides all necessary wood-work for the plumber4 ,this means boards and runs on which pipes are to be placed1 the pipe duct and other wood finish4 ,it is best that the carpenter should do this in order that it may be well done4 ,there should be specified in the carpenter's contract exactly what he is to do1 so that he may calculate on a definite basis4 ,all of the cutting work1 where cutting is necessary1 should be done by the carpenter4 ,the plumber is not usually supplied with tools of the right kind for doing this1 and is as liable to botch carpenter work as a carpenter would be to botch the plumbing work4 ,the plumber should do all of his own excavating4 ,this includes trenches for pipes of all kinds to and from the house4 ,after the pipes and drains have been placed therein1 he should make fills and thoroughly tamp the earth so as to restore the surface to its original condition4 ,this may be best done by putting in a small quantity of earth at a time1 ramming it down and then pouring water on it4 ,even after this the drain space should be left with a slight crown1 as the earth will settle a little more than it is possible to make it by artificial means4 ,superfluous earth should be removed from the building and lot4 ,plumber's excavating is not included in the general contract4 ,if there is any superfluous earth in connection with his work1 he1 and not the general contractor1 should remove it4 ,contracting methods are explained in another section of the book4 ,,water ,,distribution4 ,lead should be used for all purposes where pipes are exposed to view and where they come in contact with the earth4 ,this is common practice4 ,sometimes1 however1 brass or planished copper pipes and fittings are used where they are exposed to view4 ,brass makes very beautiful and satisfactory work4 ,iron pipe1 galvanized inside and out1 is occasionally used for exposed work4 ,it does not look as well1 however1 as lead pipe4 ,galvanized iron pipe is also frequently used where not exposed to view1 and where it does not come in contact with the earth4 ,objections will be made to this by plumbers who are used to doing lead work4 ,in all hospitals where the best work is done iron or brass pipe is used1 and lead pipe and connections are entirely dispensed with4 ,however1 the use of lead pipe where exposed to view and where in contact with the earth1 and iron pipe galvanized for other places1 makes most excellent and beautiful work for dwelling-houses4 ,the connections between iron and lead pipe should be of brass4 ,the water works of many cities and towns are from direct-pressure mains4 ,it is common for such pressure to be forty pounds to the square inch under ordinary conditions4 ,a fire pressure is much greater4 ,therefore1 all direct-pressure pipes of lead should be extra strong4 ,tank-pressure pipes1 those which connect with a tank in the attic or above a water-closet1 may be medium strong4 ,the terms extra strong and medium strong1 as here used1 are definite in their meaning1 and apply to regular grades of pipe4 ,the interior fixtures of an ordinary dwelling-house are supplied with lead pipe five-eighths of an inch in diameter1 or iron pipe three-quarters of an inch in diameter4 ,in the above will be found all that applies in general terms to an ordinary specification for water distribution4 ,special mention will be made later4 ,stop-cocks should be provided sufficient entirely to disconnect and drain all pipes1 fixtures1 and connections4 ,stop-and-waste cocks should be provided at the bottom of all main risers where they cannot otherwise be drained4 ,a stop-and-waste cock is one which shuts off the supply from its source1 and drains the water from pipes above1 so that it passes out to a receptacle provided for that purpose4 ,in some instances it is allowed to run to a sink on the cellar floor1 or it may be taken in a bucket4 ,the city water-supply for an ordinary dwelling-house is generally through five-eighths-inch extra strong lead pipe1 and is provided with a stop-box so that the water can be turned off from the house at the street4 ,,outside ,,fixtures4 ,outside fixtures which connect with the city water are a street-washer and a hydrant4 ,the street-washer is usually placed in front1 so that a hose may be attached to it for sprinkling purposes4 ,there are many standard grades of street-washers carried in stock by all plumbers4 ,the hydrant has about the same lower connections as the street-washer4 ,the hose connection and opening stand well above the lot grade4 ,it is usually placed in the back yard or stable4 ,the outlet may have a hose coupling1 and thus be used for sprinkling purposes in the back part of the lot or otherwise1 as desired4 ,where there are no hydrants1 it is common to run an iron pipe along the ground to connect the front and back yard4 ,thus it is not necessary to have so large a supply of hose4 ,the pipe thus used is three-quarters of an inch in diameter4 ,it is less expensive than rubber hose1 and does not deteriorate4 ,it should have a short hose connection in front1 and hose coupling at the back4 ,,soft-,,water ,,supply4 ,in many cities the water from the public pipes contains too much lime to be used for bathing or washing4 ,in such a case it is necessary to supply cistern water for that purpose4 ,this is done by connecting the cistern in the yard with a tank in the attic1 or some place above the highest fixture4 ,to do this a force pump is placed in the kitchen4 ,the best kind to use are those known as double-acting1 horizontal1 brass-cylinder force pumps4 ,they may be screwed to the floor1 and the handle come up next to the sink or between the drain-board and the dry-board4 ,when not in use1 this handle can be next to the wall and out of the way4 ,a motor may be used in lieu of a pump4 ,it is placed over the kitchen sink1 and has connection with city water works4 ,when it is desired to pump water to the attic1 one can turn on the city water at the cock and let it run4 ,thus the city pressure is exerted through the motor to pump water to the attic1 and the labor of pumping entirely done away with4 ,the cost is about fifteen dollars more than a good pump4 ,the suction of such a pump or motor should be one-and-one-half-inch strong lead pipe1 and the supply to tank in attic one-and-one-quarter-inch lead or iron pipe where not exposed to view4 ,where the pump or motor is placed as indicated1 it may be used to pump water directly to the kitchen sink1 and it is generally best that such an arrangement be made4 ,of course1 water may be drawn from the tank in the attic to this sink1 if it is desired to so arrange it2 but where this is done1 it is necessary to pump all of the cold water used in the kitchen to the attic4 ,this is unnecessary4 ,the sink may have a direct pump connection by means of a five-eighths-inch strong lead pipe which connects with the tank supply4 ,on the end of this lead pipe may be a brass or nickel compression cock over the sink4 ,when it is desired to pump water into the tank this cock is closed1 and the only connection is with the tank above4 ,the common size for tank is eight barrels capacity4 ,it should be constructed of inch-and-three-quarters ploughed and tongued material with two three-eighths inch rods1 with bolts and nuts at each end1 and cleats across top and bottom in middle4 ,the inside should be lined with four-pound sheet lead2 that is1 sheet lead which weighs four pounds to the foot4 ,there should be an inch tell-tale pipe of galvanized iron which connects with the sink nearest the pump4 ,sometimes an overflow which runs to the roof is used1 in which case a smaller tell-tale1 say one-half inch in diameter1 will serve4 ,there are instances where the tank in the attic is connected with a special gutter on the roof1 above the line of the tank4 ,then the tank is provided with a large overflow so that it may not cause trouble4 ,however1 this is a little risky4 ,the tank is connected with the hot and cold water system and fixtures subsequently named4 ,the hot-water system is as simple as it is efficient4 ,usually a heavy-pressure galvanized-iron boiler1 of from twenty-four to sixty-two gallons capacity1 is located in the kitchen4 ,it is connected with the tank by means of five-eighths-inch lead or three-quarters-inch iron pipe1 and with fixtures subsequently named as being supplied with hot water in the same manner4 ,the water is heated in the range by means of a water back or water front placed in the fire-box of the range4 ,it is connected with the boiler by means of five-eighths-inch lead and three-quarters-inch iron pipe4 ,one pipe from the lower part of the boiler takes the water to the back4 ,the other carries it to the top of the boiler1 the cold water naturally going to the bottom and the hot water passing to the top4 ,the hot-water supply for fixtures is drawn from the top of the boiler4 ,any one may notice1 by passing the hand up and down a boiler of this kind1 that the top is always warmer than the bottom4 ,sometimes a wrought-iron pipe is used in a stove in lieu of a water back4 ,it usually answers the same purpose1 though its heating surface is not so great4 ,it is best to use a pipe back where the boiler is not connected with soft water4 ,the incrustation from the lime is such that the back soon becomes filled1 and it is much more expensive to replace than one made of pipe4 ,when the hot water is from the city water works1 the supply is usually directly therefrom rather than from a tank in the attic4 ,however1 it is not uncommon to have a tank supply in the house where public-water supply is taken to the exclusion of all other1 and it is a better system1 though a little more expensive4 ,the hot-water reservoir is usually placed on an iron stand near the stove4 ,it should be provided with a draining connection for the purpose of drawing out all the water when desired4 ,a vent connection from the reservoir to the tank in attic1 or1 in the event of no tank being used1 to the roof above1 is common as a guard against extra steam pressure4 ,,soil ,,pipe4 ,before considering other inside fixtures and fittings1 the soil pipe should be mentioned4 ,it is of cast-iron1 light weight1 and1 when it is connected with a water-closet1 should be four inches in diameter on the inside1 and japanned inside and out4 ,joints are made at the hubs1 and should be leaded and well calked4 ,connections with this pipe should be made by means of ,y's of proper size1 depending on the size of the drain which connects therewith4 ,the soil pipe should continue upward and through the roof to a point at least four feet above the nearest ridge4 ,below1 it should continue outside of the foundation wall to connect with the drain4 ,where there is a sink in the cellar1 the soil pipe should be below the cellar floor4 ,vitrified or earthenware drain pipe should never be used inside the walls of a house4 ,,inside ,,fixtures4 ,the kitchen sink may be considered first4 ,they are usually of light cast-iron4 ,sometimes they are of pressed steel2 again1 they are of cast-iron with an interior porcelain finish4 ,if a common cast-iron sink is painted1 the paint soon wears off4 ,the ideal sink1 the one which is the best in every way1 is of porcelain4 ,it has the white1 glazed surface of a fine dish1 and is easily cleaned4 ,any kitchen sink should be eighteen inches wide1 six inches deep1 and from twenty-four to thirty-six inches in length4 ,thirty or thirty-six is the best4 ,they are provided with a strainer in the bottom1 and have one-and-one-half-inch light lead ,s trap connection with soil pipe or grease sink1 subsequently considered4 ,where city water is at hand1 the sink should be supplied through a five-eighths-inch brass or nickel-plated self-closing cock4 ,where the city water is hard1 hot and cold cistern water in addition to city water should be supplied through five-eighths-inch brass or nickel-plated compression cocks4 ,if the hot water is from the public water works1 a self-closing cock should be used4 ,all cocks should be screwed to a soldered nipple1 and not wiped or joined directly to the lead pipe4 ,in this way1 it is not necessary to wipe a joint every time the cock gives out4 ,a smaller sink1 size as desired1 may be used in the china-closet or butler's pantry4 ,such a sink is not in common use excepting in the more expensive houses4 ,the cellar sink should be sixteen by sixteen inches1 ten inches deep1 and should be provided with strainer1 and an inch-and-a-half light lead ,s trap connection with soil pipe4 ,if city supply only is desired1 it may be had through five-eighths-inch brass self-closing cock4 ,where connection is made with cistern1 it may be by means of one-and-one-half inch pipe and a cast-iron pitcher pump2 if not this1 a well1 driven or otherwise1 may be similarly connected by means of a pitcher or lift pump4 ,this cellar sink is the kind that may be used in connection with the laundry previously described4 ,where stationary tubs are used1 this sink is not necessary4 ,,chapter ,,xxxiv4 ,,plumbing ,,work ,,continued4--,,bath-,,tubs4--,,bath-,,s prinklers4--,,foot-,,tubs4--,,safes4 --,,water-,,closets4--,,wash-,,stands4-- ,,laundry ,,fittings4--,,set ,,tubs4 --,,outside ,,drains4--,,grease ,,sinks4--,,nickel ,,fittings4 ,the fittings of kitchen and other sinks are fully considered in ,chapter ,v41 which has to do with kitchens and pantries4 ,it is sufficient to say1 however1 that the only visible wood-work is the rim and wooden legs1 which support the sink proper1 and the splash-boards at the side tables as described4 ,,bath-,,tubs4 ,a great deal might be said on this subject1 which must be left unsaid for the want of space4 ,the ideal bath-tub1 the one which in every way is the most satisfactory1 is made of porcelain1 same as the sinks described4 ,they are beautiful in appearance1 easily cleaned1 and altogether very satisfactory4 ,however1 they are expensive4 ,for the tub alone the cost is about one hundred dollars more than for one of copper4 ,they are used in houses where the matter of cost is not of great importance4 ,cast-iron1 porcelain-lined1 and cast-iron tubs1 painted1 are used occasionally in dwellings4 ,they are more expensive than the copper tubs4 ,an iron porcelain-lined tub is much less expensive than solid porcelain1 and is very satisfactory4 ,the iron and porcelain tubs do not require side or end casings of wood4 ,they stand clear of wall and floor4 ,as is known1 tubs are of varying sizes and forms1 the usual length being from four and one-half to six feet4 ,the tubs known as the ,french pattern are commonly four and one-half feet long1 and deeper and wider than the ordinary copper tub4 ,the weight of the copper varies from nine to sixteen ounces to the foot2 fourteen-ounce copper tubs are in most general use4 ,the ,french pattern of tub is coming into more general use than the others in the best class of work4 ,as stated before1 it is wider and deeper1 though shorter than the old six-foot tub of the common pattern4 ,it does not require as much water to get the same depth in the shorter tub as in one that is longer4 ,as no one cares to lie down in the bath-tub1 six feet in length is not necessary2 four and one-half feet is ample4 ,the ordinary fixtures which go with a bath-tub of moderate cost are the combination bath-cock with rubber hose and sprinkler1 and a plug and chain4 ,all the metal work is nickel-plated4 ,a combination bath-cock connection with hot and cold water mixes the water as it passes into the tub1 so that the proper temperature may be secured by the adjustment of the valves4 ,the most objectionable feature to the tub of general construction is the overflow which connects with the waste4 ,it is simply a tube which has a single opening below the bath-cock to the waste pipe4 ,this soon becomes foul4 ,various ingenious devices have been arranged for doing away with this kind of overflow4 ,arrangements are provided which connect directly with the outlet1 and which may be readily removed and cleaned4 ,these prevent the passage of water to the drain when tub is in use4 ,by a movement of a handle in the top the passage may be opened below to allow the water to pass out4 ,there are many devices constructed on this principle4 ,in some instances they add only two or three dollars to the cost of the plumbing outfit1 and are certainly worth the extra expense4 ,there are arrangements where the finish is more elaborate1 the details more complete1 and the cost largely in excess of the figure here named4 ,the same device applies to the various tubs1 porcelain1 iron1 or copper4 ,formerly it was common to have a large sprinkler connected with hot and cold water above the tub2 this is now unusual4 ,it was impossible to use this sprinkler without wetting the head4 ,for that reason the hose and sprinkler has largely taken its place in ordinary work4 ,however1 the sprinkler is a very good thing1 though it is not put in excepting where the hose attachment is also supplied4 ,another modern arrangement which has to do with the sprinkler is a surrounding rubber curtain1 which is supported by a plated ring on a level with one's head when standing4 ,this prevents the splashing of water out of the tub4 ,it goes against the curtain1 and is thus deflected into the tub4 ,various arrangements on this principle1 looking to hot or steam baths1 have been devised4 ,they surround the person bathing1 leaving only the head exposed1 and discharge the warm water into the confined space surrounding the body4 ,this is a makeshift to take the place of hot and steam baths4 ,in some instances1 one-third of the foot end of the tub is fitted with a copper-lined enclosure on three sides1 with shower at top4 ,one may stand in this space and use the shower as with the curtain4 ,additions are sometimes made to this arrangement1 wherein the side spray or needle bath is provided4 ,it is so called from the needle size of the streams1 which are emitted from certain pipes4 ,all of these showers are connected with regulating valves1 so that any desired temperature of water may be maintained by proper adjustment4 ,in some very elaborate bath-rooms showers are provided at the side of the room where there is a marble floor and marble wall surface4 ,these things are arranged with a multiplicity of detail1 showing the ingenuity of people who have given these matters much study1 and which cannot be fully considered in this connection4 ,foot-tubs1 with hot and cold water connections1 are made of the same material that is used in bath-tubs1 but are not considered in the plans furnished in this book1 though they may be used at will4 ,the bath-tub will serve the same general purpose4 ,as stated1 the bath-tubs connect with hot and cold water2 they connect with soil pipe or drain by means of one-and-one-half-inch light lead waste pipe1 which is trapped by means of an ,s or other trap4 ,,safes4 ,a safe is simply a lead pan which may be placed under the bath-tub1 or other enclosed fixture1 to guard against accidents from overflow or leakage4 ,they are made of four-pound sheet lead1 and are usually turned up from two to four inches all around4 ,the lead is formed to a bevelled strip at the sides and end1 the size of the pan being that of the extreme outside of the fixture4 ,there is usually an inch waste connection to the cellar or kitchen sink4 ,it would be highly improper to connect a safe with the drain1 trapped or otherwise1 as its use under any circumstances will be occasional1 and any water that there might be in the trap would be certain to evaporate1 and in that way the safe waste would be the means of connecting the foulness of the drain with the house4 ,therefore1 it is right and proper that it should connect with the sink or the cellar floor4 ,in that way1 any discharge therefrom would be readily noticed4 ,wastes are frequently placed under bath-tubs1 generally under wash-stands1 when they are enclosed1 but rarely or never under a modern water-closet4 ,they are frequently dispensed with entirely4 ,,water-,,closets4 ,fig4 #g1 page #fh1 indicates1 in perspective and in section1 the more common form of water-closet now in use1 than which nothing-better has been devised4 ,the details of the valve connection and general form of the closet itself1 and the means of flushing it1 are various1 but the general principle is the same4 ,it is nothing more or less than a large bowl having an ,s trap connection with soil pipe4 ,the bowl and trap are of white porcelain ware1 in one piece4 ,the form1 as here shown1 is a washout closet1 and is the one in most general use4 ,usually a connection with public water service is provided from a tank above4 ,trap vent1 as shown1 is connected with the outer air above the roof4 ,the seat of the closet is usually supported from the wall at the back1 and rests on the body of the porcelain1 on rubber buffers1 which prevent the liability of breakage or noise1 if it falls4 ,under any circumstances1 water-closets should never be enclosed4 ,,wash-,,stands4 ,it has been said that wash-stands are the most dangerous fixtures that go into a house1 and for that reason the greatest care should be observed in their construction4 ,the only material of which the bowl proper1 for use in a dwelling-house1 should be made is porcelain4 ,the usual form is circular1 and about fourteen inches in diameter4 ,however1 they are made in various forms4 ,the details of their construction differ as greatly as those of the other fixtures which have been named4 ,bowls are made which have the same patent overflow arrangements as the bath-tub overflows that have been considered and described elsewhere4 ,it is usual1 however1 to use a rubber plug and chain4 ,the top and back of the wash-stand should be of marble4 ,the top should be one and one-eighth inch thick1 counter-sunk1 so that the splashed water cannot run from it to the floor2 the back need be only seven-eighths inch thick1 and generally not more than ten inches high4 ,sometimes it may be less4 ,the hot and cold water fixtures are nickel-plated2 usually they are made self-closing1 to prevent the waste of water4 ,it is necessary that they should be so where city water is used4 ,it is part of the city regulations that all connections of this kind be self-closing4 ,wash-stands need not be enclosed below4 ,the marble top may be supported on iron brackets or turned wooden legs of hard wood4 ,traps and other drain connections can be neatly arranged so that their appearance is not in any sense objectionable in the bath-room or other place4 ,the wash-stand should have one-and-one-half-inch light lead trapped connection with the drain or soil pipe4 ,generally speaking1 it is not necessary for the trap to be ventilated1 unless it so happen that it is some distance from the soil pipe or drain4 ,the soil pipe1 we know1 is always ventilated1 and if the wash-stand is situated some distance from it1 it should have a direct communication with the outer air above the roof4 ,sometimes a pitcher-cock is placed on the wash-stand in the bath-room to enable the drawing of drinking water when the other connections are with the cistern1 it being assumed in this instance that only the water from public water works is used for drinking purposes4 ,the pitcher-cock is simply one with a long neck which extends above the bowl1 and is directed into it1 the pitcher being placed under it for the purpose of filling4 ,,laundry ,,fittings4 ,the fittings for a simple laundry apparatus1 that would go into a house of very moderate cost1 have been described elsewhere4 ,in this instance we will consider only the more elaborate arrangements which have to do with set tubs4 ,they may be of porcelain or plain cast-iron1 of cast-iron porcelain-lined1 or of brown glazed earthenware4 ,the porcelain is of the same general character as that mentioned for the bath-tub and sinks1 and is an expensive and very elegant material4 ,the porcelain-lined iron tubs are in more general use1 for the reason that they are less expensive than those of all porcelain4 ,brown earthenware tubs are coming to be favorably considered1 and are in every way satisfactory4 ,tubs made of wood1 slate1 or other material1 where they are in several pieces1 are objectionable4 ,those mentioned above are one-piece tubs1 and are generally set three together4 ,the porcelain or brown earthenware tubs usually have wooden rims4 ,sometimes these tubs are provided with covers1 though it is usual and preferable that covers be not used1 and that the water be supplied from above4 ,the hot and cold water fixtures are nickel-plated compression cocks1 which connect with hot and cold water sources4 ,generally speaking1 it is best1 where set tubs are used1 that an independent apparatus for heating water be provided2 that is1 a laundry water heater1 of which there are many different kinds1 and which are constructed on the same general principle as the arrangement mentioned in connection with the kitchen and other water-heating apparatus4 ,it is entirely possible1 however1 to make connections with the water-heating apparatus of the kitchen4 ,the drain connections are of one-and-one-half-inch light lead1 and are independently trapped for each tub4 ,they lead to the main drain1 connecting with sewer or vault4 ,,outside ,,drains4 ,drains outside of the house should be of vitrified or glazed earthenware pipe1 laid below the action of frost1 with proper slant4 ,they should be well bedded and have smoothly cemented joints4 ,the slant need be very slight1 eighteen inches in eighty feet or less may be used4 ,it is especially desirable that the joints be thoroughly cemented1 and that they be smooth on the inside1 so that the foul matter passing through the interior will not lodge against any projections4 ,the surface or ends of the pipe should never be clipped or cut for connections2 ,y's or ,t's are used for all connections with other drains4 ,drain pipes from a dwelling-house are usually five or six inches in diameter4 ,it is quite as important that they be not too large as that they be large enough4 ,where a pipe is too large1 there is not enough water in the bottom to keep it clean4 ,the illustration here given will make clear this point4 ,a six and eight inch drain is shown with the same quantity of water in each4 ,it is common in cases of drain connection with a vault that no trap in the drain or soil pipe itself be used4 ,where sewer connection is made1 a vitrified trap of the same size as the drain is used2 and it is provided with a trap vent connection with the outer air by means of vitrified vent and grate opening at the top4 ,illustration3 ,fig4 #ch ,storm-water connections may be made with the main sewer1 but it is best that they be made between the house and the trap of main drain4 ,in this way there is no danger of the sewer having connection with the down spouts in the event of the evaporation of the water in the trap of the storm-water connection4 ,the modern plan of city sewer systems is to have independent service for storm water and house drain connections4 ,,grease ,,sinks4 ,the grease sink is lined with brick1 and is usually of four or five barrels capacity4 ,it is cemented the same as the cistern1 is generally twenty or twenty-five feet away from the house1 and has a four-inch vitrified drain connection with the waste from the kitchen sink or other sink in which greasy water may be deposited4 ,the sink itself has a siphon connection with the main drain or vault1 and1 being provided with an iron top1 the deposit of grease or other material may be removed if necessary4 ,in some instances a sink of this kind is required to be used to collect all solid matter before the drainage connection passes from the property4 99 99 99 99 99 ,the ,s trap only has been distinctly mentioned4 ,there are hundreds of others1 all constructed upon the same general principle4 ,some are provided with mechanical means of closing the opening leading to the source of supply1 and1 in addition to this1 they are provided with a seal of water depending upon some form or condition of the ,s trap4 ,this principle is invariable in the construction of traps4 ,no trap should be used unless provided with a trap screw of the same size as the drain itself1 which will admit of its being opened when necessary4 ,it is not uncommon that rings or other jewelry get into the waste of wash-stand or bath-tub2 they may be recovered by taking out the trap screw4 ,again1 should the trap become fouled or clogged1 the matter may be removed in the same way4 ,,nickel ,,fittings4 ,for the kitchen sink1 nickel fittings are preferable to brass1 because they are more easily cleaned4 ,,chapter ,,xxxv4 ,,cost ,,of ,a ,,house4--,,schedules ,,of ,,costs4--,,what ,,goes ,,into ,a ,,house4--,,schedule ,b4--,,cost ,,details4 ,what makes the cost of a house8 ,everything that has been placed on the lot when the structure is completed4 ,below is a form or schedule1 with blanks1 filled out by an architect for a gentleman for whom he made plans4 ,,john ,,smith1--,as ,i understand your wants1 would estimate the cost of improvements contemplated on ,no4 ,delaware ,street as follows3-- ,building--#ast floor finish hard wood1 #b;d floor finish poplar1 #c1jjj ,privy and ,vault #ce ,cistern and ,connections #ej ,well1 ,connections1 and ,pump #ce ,walks1 #dj yards at #gj cents #bh ,fences--,tight board1 #afj feet at #be cents1 ,picket none1 #dj ,illuminating-,gas ,pipe #cj ,plumbing--,cellar sink #a1 ,kitchen sink #a1 ,bath-tub #a1 ,w4 ,c4 #a1 ,w4 ,s4 #a1 ,st4 ,washer #a1 ,city and ,cistern ,water1 #bge ,natural-,gas ,pipe1 without burners or burner fittings #ce ,gas ,fixtures #ej ,mantels and ,grates #c1 ,average cost #dj #abj ,furnace #bej ,plate ,glass #ej ,cathedral ,glass #be ,electric ,work--,door bell #b1 ,kitchen bell #a #be ----- #a1abh ------ ,without ,architect's fee #d1abh ,everything that goes into a house should be fully represented to the owner4 ,thus the costs may be fixed and the aggregate understood4 ,if this were universally done1 there would be less said about the unreliability of architects' estimates4 ,if the architect is very careful to make known to the owner the quality of everything that he is to have1 and1 as well1 the general quantities and costs1 he is doing his full duty in this matter4 ,anything less than this is a neglect of duty4 ,furthermore1 this should be made a matter of record1 so that if changes are made and the cost altered1 a basis for comparison may be at hand4 ,it is the practice of the writer to use a specification which describes everything which may be a part of a brick or a frame house1 and to stamp out the parts omitted4 ,for example1 in that specification there are specified brick and cemented floors for cellar4 ,it is the custom to stamp the word ,no before the words brick floor1 so that it reads ,no brick floor in cellar4 ,in other cases it may be ,no lattice work in side yard1 etc4 ,thus the owner of the house knows not only what he is to get1 but what he is not to get1 and the exact quality of that which is included as well as that which is omitted4 ,he has positive and negative information with respect to his house4 ,this form of specification has been in use three years1 and has been uniformly satisfactory4 ,the schedule filled out for ,mr4 ,smith is a printed form1 which is handed to the owner as soon as the building cost is determined4 ,it is in addition to the detailed specification4 ,in the schedule the cost of the building is put down at three thousand dollars4 ,the appurtenances are the items mentioned below the line which gives the price of the building proper1 and in this instance are estimated at #a1abh4 ,the house estimate is #c1jjj4 ,this makes a total cost of #d1abh4 ,the house was a well-finished building of nine rooms4 ,the parlor and hall were finished in quartered oak1 the dining and sitting rooms in quartered sycamore1 the rear hall in quartered oak1 the china-room in sycamore1 kitchen and pantry in plain oak4 ,it would have cost about #abe less to finish the first floor of this house in soft wood4 ,it is not possible to give general statements as to the difference in cost of finishing between hard and soft wood4 ,twenty to thirty-five dollars a room is generally ample1 though the difference may be greater4 ,the privy building was figured at twenty dollars1 and the vault at a dollar a foot4 ,the cistern and connections at fifty cents a barrel4 ,thus a hundred-barrel cistern costs fifty dollars4 ,the well pump1 which was located in the kitchen1 was a cheap form of horizontal force-pump fastened to the floor1 with the handle coming up near the kitchen table4 ,it supplied water to the kitchen sink4 ,it1 as well as the cistern pump1 was included in the plumbing contract4 ,the walks were ordinary brick walks laid in sand4 ,tight-board fence was figured1 as shown1 at twenty-five cents a lineal foot4 ,the illuminating-gas pipe was figured at a little less than the price given on schedule ,b1 but was ample4 ,the same may be said of the plumbing work4 ,the gas fixtures were neat brass goods that looked plain in the store surrounded with very elaborate ones1 but were entirely satisfactory when in the house4 ,the mantels and grates1 as may be judged by their cost1 were not very elaborate4 ,however1 they were of wood1 the same style and finish as the room4 ,there were bevelled-glass mirrors above the shelves4 ,the hearth and facing were of unglazed tile1 the grate-frame of brass1 the grate itself club pattern1 and altogether it was simple but pleasing4 ,the furnace was of wrought-iron1 riveted joints1 with galvanized iron jacket4 ,it would have cost about fifteen or twenty dollars more to set it in brick4 ,this price included registers1 pipes in the wall1 and all connections4 ,if the building had cost a thousand dollars more1 or even two thousand1 the appurtenances need not have cost more than a hundred to a hundred and fifty dollars additional4 ,there would probably have been a little more gas pipe1 a few more fixtures1 and the furnace would have been somewhat more expensive2 or1 if the house had cost five hundred dollars less1 the appurtenances would not have represented in all more than seventy-five dollars difference1 providing the general requirements had been the same4 ,the following schedule was prepared for ,mr4 ,brown4 ,his was an eight-room house2 smaller1 less elaborate1 but just as well built1 as the one for ,mr4 ,smith4 ,he did not have quite as much plumbing1 and reduced the other appurtenances somewhat4 ,altogether they represent #hja4 ,if his had been a fifteen-hundred-dollar house1 and the same general conditions had been met1 the appurtenances would not have cost any less4 ,likewise1 if it had been a two-thousand-dollar house1 they would have cost no more4 ,additions to size of rooms or a more elaborate finish would not have appreciably affected the cost of the appurtenances4 ,it is well to bear this in mind when building4 ,,william ,,brown1--,as ,i understand your wants1 would estimate the cost of improvements contemplated on ,no4 ,alabama ,street as follows3-- ,building--#ast floor finish hard wood1 #b;d floor finish poplar1 #a1gjj ,privy and ,vault #dj ,cistern and ,connections #dj ,no ,well1 ,connections1 and ,pump ,walks1 #cj yards at #gj cents #ba ,fences--,tight board1 #ajj at #be cents1 ,picket none #be ,illuminating-,gas ,pipe #be ,plumbing--,cellar sink none1 ,kitchen sink #a1 ,bath-tub #a1 ,w4 ,c4 #a1 ,w4 ,s4 #a1 ,st4 ,washer #a1 ,city ,water #bjj ,natural-,gas ,pipe1 without burners or burner fittings #cj ,gas ,fixtures #ce ,mantels and ,grates #c1 ,average cost #dj #abj ,furnace #bdj ,plate ,glass #bj ,cathedral ,glass none ,electric ,work--,door bell #a1 ,kitchen bell none #e #hja ,without ,architect's fee #b1eja ,the two examples given show the method of filling out a cost schedule1 which1 by the way1 is seldom presented in this form to the owner of a house by his architect4 ,it now remains to indicate1 in general terms1 the basis of values as before given4 ,it is not intended to form this book on the every-man-his-own-architect principle1 but it is constructed on the idea that every one should know as much about the business in hand as is possible1 before calling for other assistance4 ,for this purpose certain prices are given which are a little in advance of those charged in the section of country to which they apply4 ,this is done so that the errors1 if any1 may be on the side of safety4 ,generally speaking1 there will not be any great difference in the cost of the appurtenances mentioned4 ,it is the cost of the building proper which varies4 ,the cost of the buildings illustrated is given1 unless otherwise mentioned1 on a basis of hard-wood finish for the first floor excepting kitchen1 and soft wood above1 all finished in oil4 ,below is the schedule ,b1 so frequently referred to in the description of house plans4 ,,schedule ,b4 ,building4--,first floor finish hard wood2 second floor1 soft wood4 ,where estimates are given in the book on the basis of schedule ,b1 they include only the building1 as mentioned above1 and do not include the following items3-- ,privy building1 #bj2 vault1 #a per foot for each foot in depth4 ,cistern and connections1 #j4ej per barrel2 pump1 #e to #ce2 well1 #j4ge per lineal foot2 pump and connections1 #e to #ce4 7,force pump included in plumbing contract47 ,walks of brick1 #j4gj per square yard2 cement1 #a4hj per square yard4 ,fences3 tight-board1 #j4be per lineal foot2 picket1 #j4ej per lineal foot1 painted three coats4 ,illuminating-gas pipe1 #a4ej to #b per connection4 ,plumbing--,cellar sink1 plain iron set #aj ,hot-water boiler and back #be ,kitchen sink1 city and hot and cold cistern water #cj ,force pump and tank #ej ,bath-tub1 #ad oz4 copper #cj ,wash-stand #be ,water-closet washout #dj ,street-washer #ab ,city service1 #j4ce a foot1 lineal1 laid4 ,drain connection1 #j4cj a foot1 lineal1 laid4 ,for other piping and connections add twenty per cent of above aggregate4 ,natural-gas piping1 without burners1 #d a fire4 ,gas fixtures1 about #a4ej per burner4 ,mantels and grates1 average cost1 #dj4 ,furnace1 for all pipes and connections1 nine registers1 #bdj2 add #af for each additional second-story connection2 #h for first-story connection4 ,plate glass1 #j4ej to #j4ge a square foot1 according to size4 ,cathedral glass1 plain1 #j4cj a foot2 leaded1 from #a upward4 ,electric work--door bells1 each #f2 kitchen bell1 #f4 ,,chapter ,,xxxvi4 ,,varying ,,building ,,values4--,,cost ,,of ,,appurtenances4--,,prices ,,of ,,labor ,,and ,,material ,,on ,,which ,,estimates ,,are ,,based4 ,the cost of building varies in different sections4 ,at the end of this chapter will be found a list of prices upon which the building estimates of this book are based4 ,the plumbing schedule is formed so that one may see about what the different items of a completed plumbing outfit cost4 ,figuring sixty feet of service and seventy feet of drain1 the plumbing outfit would cost1 as indicated1 #cbh4 ,it has been furnished for less4 ,the figures given in connection with plumbing work are not necessarily accurate4 ,they are approximately so in detail4 ,as no two plumbers or other mechanics will figure exactly the same on the same fixtures1 or the same material and labor1 it is not to be expected that an architect could form a thumb-rule schedule which would be satisfactory to plumbers and all others4 ,in the class of work contemplated in this specification1 the tendency of these figures is in the right direction4 ,they are as nearly correct as general statements can be4 ,it is known that a single bath-tub can be fitted up to cost more than the entire plumbing outfit here mentioned4 ,it would afford no more conveniences to the occupant of the house1 and would be no safer from a sanitary standpoint2 and it probably would require more labor to care for than the one contemplated4 ,the estimates are on the basis of a specification which would meet with the approval of the public sanitary inspectors in any of the large cities4 ,where there is a material reduction in the number of fixtures and connections from the list given1 the percentage for other piping and connections will have to be increased4 ,there are various ways of reducing the cost of the outfit4 ,the best way is to have less of it2 for instance1 only city water may be used1 or1 possibly1 only the cistern water4 ,the completed plumbing outfit mentioned in schedule ,b1 with the exception of cistern-water connections1 including hot and cold city water for sink1 wash-stand1 and bath-tub1 has been put in1 in plan ,no4 #cj1 for #bde4 ,the natural-gas-piping figure1 like the others1 is liable to vary4 ,piping for five fires has been put in for #bj1 for #ae1 and for #cj4 ,the burners1 the burner valves and mixers1 usually cost from four to five dollars a fire4 ,the gas-fixture schedule is priced by the burner1 not by the connection4 ,each burner of each fixture is counted4 ,of course one may get a single fixture which will cost as much as the above rule would figure on a whole outfit1 but that is unusual in moderate-cost houses4 ,some of the second-story brackets will cost from ninety cents to one dollar and a quarter apiece4 ,this will increase the price of burner margin for the first floor1 and allow more elaborate fixtures4 ,the mantels are priced to include grate1 hearth1 facings1 and everything that may go there1 excepting fender and blower4 ,one may get a mantel for #be or #cj1 or he may use a grate setting without a mantel1 or may go as far into the hundreds as his inclination and means will lead him4 ,very expensive mantels in moderate-cost houses are not in good taste4 ,a #ajj or #aej mantel in a room all of the other wood-work of which did not cost over half that sum1 is in exceedingly bad form4 ,the mantel appears like a monument2 everything around it is insignificant4 ,in buying mantels from stock in mantel stores1 the cheaper ones are generally the best designed from an artistic standpoint4 ,the furnace price is necessarily arbitrary4 ,the owner of a house will be told that the price here given is too high and too low4 ,a moderate-sized1 two-story1 eight-room house1 which1 counting the bath-room1 would have nine connections1 could be provided with a furnace of wrought-iron or steel1 riveted joints1 double galvanized-iron jacket1 for #bdj4 ,the same furnace brick-set will cost from fifteen to twenty dollars more4 ,the owner of such a house can get a cheaper furnace1 or he can get one which will be much more expensive4 ,oftentimes when an architect estimates the price of a furnace to the owner1 the latter will respond with the statement that he has been offered a furnace complete for ninety dollars4 ,upon investigation it generally proves that the furnace is in some one's store ready for delivery2 that it will cost extra to set it1 and for all connections1 fittings1 registers1 etc42 and that the furnace itself is of such a kind that ninety dollars is a high price for it4 ,there is no doubt that the statement as to furnace prices will meet with general disapproval from manufacturers4 ,many will say that the prices given are ridiculously high1 and others1 ridiculously low4 ,other general statements as to heating apparatus may be found in a chapter given to that subject in that section of the book devoted to the ,journey through the ,house4 ,the estimates given on plate and cathedral glass are about as unsatisfactory as anything can be4 ,they merely give the owner a general idea as to what to expect4 ,electric-work prices are approximately correct for localities where the facilities for doing this kind of work are at hand4 ,door and table bell outfits are now sold and arranged ready to be set up4 ,the methods of their adjustment are so simple that any one who can read can put them in4 ,the general statement may be made that these prices are approximately correct in all the larger markets2 and that in cases where the building is far removed therefrom1 there must necessarily be additions for travel of workmen1 and other incidental expenses in the transportation of material and labor4 ,the following is the list of prices of material and labor upon which the building estimates are based3-- ,excavating1 #j4be a yard4 ,brick in the wall1 #i per ,m4 ,mason work1 #e4ej a yard1 laid up4 ,cement floors1 #j4gj a square yard4 ,timber1 joist1 and scantling1 less than eighteen feet long1 #ag per ,m4 ,no4 #a common boards1 #ah per ,m4 ,select common pine flooring1 count measure1 #bf per ,m4 ,common flooring1 count measure1 #bb4ej per ,m4 ,first quality yellow pine flooring1 face measure1 #cg4ej per ,m4 ,standard yellow pine flooring1 face measure1 #cj per ,m4 ,no4 #a poplar flooring1 face measure1 #bh4ej per ,m4 ,no4 #b poplar flooring1 face measure1 #bc4ej per ,m4 ,no4 #a stock boards1 #bj per ,m4 ,no4 #a poplar siding or weather-boarding1 #ah per ,m4 ,no4 #b1 #af per ,m4 ,no4 #a pine siding1 #bb per ,m4 ,no4 #b1 #bj per ,m4 ,shingles1 #af inches clear butts1 best1 per ,m1 #c4ge4 ,shingles1 #af inches extra1 #aj inches clear butts1 #c4be4 ,pine lath1 per ,m1 #b4ej4 ,poplar and pine finishing lumber1 #c4ge to #f per #ajj feet4 ,oak or maple flooring1 first class1 #d to #f per #ajj feet4 ,oak finishing lumber1 #d to #f per #ajj feet4 ,under certain conditions the above prices are subject to discounts4 ,plastering3 three-coat work1 plaster-of-,paris finish1 #j4be a yard2 two-coat work1 plaster-of-,paris finish1 #j4bj2 gray floated sand finish1 three cents extra on above prices4 ,painting1 #j4jf per yard a coat4 ,labor3 common labor1 #j4ae an hour2 bricklayers and masons1 #j4ce to #j4de an hour2 carpenters1 #j4bj to #j4cj an hour2 tinners1 #j4cj an hour2 painters1 #j4bj to #j4cj an hour2 plumber and helper1 #j4ej an hour4 ,the above labor prices are those paid by the contractors4 ,rarely1 however1 are the maximum prices reached4 ,there are few subjects on which ideas vary so greatly as values4 ,this fact may be made apparent when we call to mind that bids on a house let for #c1jjj frequently range #a1jjj higher than this figure4 ,,business ,,points ,,in ,,building4 ,,chapter ,,xxxvii4 ,,low-,,cost ,,houses4--,,methods ,,of ,,making ,,contracts4--,,architects' ,,estimates4--,,building ,,by ,,the ,,day4--,,the ,,safest ,,plan4--,,guarding ,,against ,,liens4 ,a low-cost1 well-built house is sought by all4 ,the cost of a house is largely a question of business management1--one of knowledge4 ,before considering the details of contracting for the building of a house1 there are a few general points which should be mentioned4 ,first1 it never pays to make a contract to have a house built for less than it is worth4 ,in order to get a good house1 it is necessary that there be a margin of profit for the builder4 ,second1 a good house from a constructive standpoint can only be built by competent mechanics4 ,one may contract for the building of a house for less than it is worth with parties who are incapable of doing first-class work1 and require a bond to secure the faithful execution of the contract4 ,a contract or a bond cannot make a man do good work if he does not know how to do it4 ,it will not save anxiety or trouble4 ,it may indemnify against actual damages1 but never against trouble and vexation2 nor can it compensate for poor work done in building a home4 ,this matter is mentioned because it is the fault of a great many people1 who are inexperienced in building1 that they are disposed to have work done for less than it is worth4 ,it does not pay4 ,it may be remembered1 however1 that one builder may be able to build for less than another4 ,one may have more energy1 tact1 or general ability than another4 ,he may have better credit2 may be a better buyer4 ,the result is larger accomplishments4 ,in speaking of low-cost houses or cheap buildings1 it is not to be understood that they are cheap or low-cost in the sense of being common or frail4 ,i mean first-class houses at a relatively low cost2 low cost in a business sense1 the best for the money4 ,we often hear the statement made that one can tell nothing definite about the cost of a house until it is finished4 ,one can come as near knowing what a house will cost1 as he can to knowing what he wants before he begins4 ,one can get prices on what he has in mind1 if his ideas be expressed4 ,he cannot get prices on the unknown4 ,the expression of one's ideas of a house is through plans and specifications4 ,the fact that architects' estimates are often too low is because the owner is not sufficiently informed in house-building to know what he wants until after the estimate is made4 ,the owner usually expresses a price that he wishes to pay for his house before he expresses his idea4 ,it may be well to illustrate this4 ,one who wishes to build goes to an architect with some sketches or prints1 which he has been collecting1 lays them down and says1-- ,we're thinking about building a house4 ,we want something like this4 ,here are four rooms and a hall downstairs1 and four rooms and a bath-room above4 ,we want to build of wood1 and wish to have the house warm and substantial4 ,can it be built for three thousand dollars8 ,it's all we have to put in it4 ,oh1 yes1 says the architect2 and so it can4 ,a good1 comfortable1 substantial house1 from the plans indicated1 can be built for three thousand dollars4 ,the architect knows this1 and says that the work can be done for that price4 ,he is ordered to make the plans4 ,in a day or two the owner comes into his office and says1-- ,my wife and ,i were talking over the house last night1 and concluded that we would like to have a bay window from the dining-room1--a place where we can sit in summer1 and put flowers in the winter4 ,all right4 ,and she told me to ask where you were going to put a wash-stand downstairs4 ,you know we will want some kind of a wash-room4 ,i hadn't thought anything about that1 said the architect4 ,nothing was said about it4 ,i supposed that in a house of this size the bath-room was the only place where you would put a stationary wash-stand4 ,we have to have a place downstairs4 ,we can't go upstairs every time we want to wash our hands4 ,another two or three days pass4 ,the owner visits the architect again4 ,it is the old story4 ,he and his wife have been studying the house question in earnest4 ,they are educating themselves in house-building4 ,the more they think about it1 the more they want1 all of which is perfectly natural and right4 ,it is in the natural order of things4 ,it is the way the world moves4 ,we were talking about the house1 and have about concluded that we will finish two front rooms upstairs in oak4 ,what do you think it will cost8 ,if you use oak for all the wood-work1 it will cost between forty and fifty dollars4 ,that isn't much4 ,we'll have it4 ,and so the house grows as the owners grow1 a little every day4 ,the next day it is a little more plate glass at a cost of fifteen dollars4 ,again1 it is bronze hardware at an extra cost of twenty dollars4 ,then it is bevelled-glass doors in the china-closet1 plastering in the attic1 a tile vestibule1 a porch off from the dining-room1 and so on4 ,the three thousand dollars is exceeded1 though probably by something less than the amount represented by the growth of the owner's ideas4 ,the architect had made a certain allowance for this development1 though it was not possible for him entirely to foresee it4 ,of those who build1 the ones who take the greatest interest in the house1 those who think the most about it1 are usually the ones who exceed their original calculations by the largest amount4 ,in building1 it is important that the architect and the owner thoroughly understand each other before contracts with the builders are signed4 ,the wants of the owner must be thoroughly understood1 and carefully and accurately set forth4 ,from the plans and specifications estimates for all parts of the work should be received1 and the cost of everything known1 before obligations are created4 ,the process of making the plans and specifications1 and taking the bids1 is educational in its tendency4 ,it brings to the owner's attention nearly everything that he may want4 ,frequently he will find that the first estimates which he gets are higher than the amount he cared to expend4 ,this is on account of his growth4 ,he can frequently reduce the cost without positive injury to the original scheme4 ,we will consider how contracts are usually made4 ,sometimes it is by making plans and specifications for the entire house1 and then asking for bids on the building as a whole4 ,a general contractor makes his figures on the various parts of the work1 then adds them together and makes a lump bid4 ,if he is awarded the contract under such a system1 he does part of the work himself and sublets the rest4 ,possibly he may be a carpenter2 then he sublets the brick work1 plastering1 tinning1 painting1 etc41 and1 if possible1 he makes a profit on all of these sub-contracts4 ,it does not always happen that he makes figures on these various divisions of the contract himself when forming his original bid4 ,he gets sub-bids from various mechanics and adds these to his own in making up a lump bid4 ,it is known that there is a very wide range of difference between bids which come in this way4 ,in a house to cost three thousand dollars the bids not infrequently vary twenty-five to thirty per cent4 ,the highest bid may be over four thousand dollars4 ,another way of contracting is for the architect or owner1 as the case may be1 to take bids on the various details of excavating1 stone work1 brick work1 carpenter work1 painting1 plastering1 galvanized iron and tin1 glass1 plumbing1 gas-fitting1 etc42 in fact1 to detail the work as much as possible and receive detailed bids4 ,if the work costs too much1 if the bids run too high1 one can locate the excess4 ,at times one can get a cheaper house by pursuing this plan4 ,another plan of building is by the day4 ,usually this means to employ carpenters and a foreman1 take bids on the material that the carpenters use1 and to sublet the mason work1 excavating1 painting1 plastering1 tin-work1 plumbing1 etc4 ,sometimes the mason-work is also done by the day4 ,each plan has its merits4 ,the first mentioned1 of letting most of the work in one contract1 is the one in most general use4 ,it is common practice in this connection to let excavating1 mason work1 carpenter work1 plastering1 tinning1 painting1 and hardware in one general contract2 then the mantels1 gas-fixtures1 furnace1 plumbing1 electric work1 and ornamental glass work are let in separate contracts4 ,it is difficult for one to specify gas-fixtures1 mantels1 and similar fittings1 excepting by price4 ,there is no satisfaction in this1 for the reason that the owner or his architect may be able to make quite as good or even a better bargain than the contractor4 ,then there is no opportunity for the builder to arrange for a relatively high price with those who furnish this class of goods4 ,it is fair for the builder to assume that he is entitled to a certain percentage for selecting and negotiating for such articles4 ,the owner may save this for himself by making his own purchases4 ,plumbing work is frequently separated from the general contract in order that the owner may exercise his discretion as to the workmen employed to do this important work4 ,in such circumstances it is not altogether a matter of cost4 ,it is of the utmost importance that the best of workmen be employed4 ,the articles which cannot be directly specified should be secured outside the general contract4 ,altogether1 the plan of letting most of the work in one contract1 as outlined1 is the best and safest for those to pursue who are not thoroughly familiar with building operations4 ,the plan of subletting the separate contracts to the lowest bidders is not to be recommended to those without large experience4 ,the difficulty in locating responsibility for delays is great4 ,there is apt to be contention1 annoyance1 and sometimes loss1 by this confusion4 ,the plan of building by the day is more satisfactory for experienced builders than the one just mentioned1 but it has the disadvantage of not fully representing to the owner before it is finished the cost of his structure4 ,in nearly every city or town there are a number of good builders1 not well supplied with means1 who will take a contract for building a house1 work on it themselves until it is finished1 and then take another1 never having more than one or two houses on hand4 ,one can frequently get good work from such builders at a much less cost than from large contractors4 ,the larger contractors employ a foreman at about the same price a day that the small contractors expect to get per day out of their entire contract4 ,then1 in addition to that1 they receive their profits of ten1 fifteen1 or other per cent for their time and attention4 ,any one building with the help of the smaller contractors must be very careful1 or he will get into trouble on account of the small margin of profit4 ,to recur to the method first mentioned4 ,it is well that suggestions be made as to the course to be pursued in receiving bids on work1 as classified in that suggestion4 ,in the first place1 there should be accurate plans and specifications made by an architect capable of doing that kind of work4 ,everything should be fully represented to the owner in both a positive and negative way2 that is1 not only as to what is to go into his house1 but as to what is not to go into it4 ,as soon as the architect or those in charge of the work begin to take bids1 the owner should be provided with a complete copy of the plans and specifications1 in order that he may be fully conversant with what is to be done4 ,it was said that everything should be represented to the owner in both a positive and negative way4 ,not only should it be stated to him that the first floor of the house is to be plastered1 but1 if such is the case1 that the cellar is not to be plastered4 ,if the cellar floor is not to be cemented1 it should be stated definitely to him in that way before beginning to take bids4 ,if fly-screens are not included in the building contract1 it should be so stated4 ,everything should be fully represented1 and a record thereof placed before the owner1 so that there can be not the slightest opportunity for misunderstanding or disagreement4 ,thus1 if everything is presented to the owner1 he will know what he is to have and what he is not to have1 and his business will be done for him in a way satisfactory to all4 ,when this is done1 it is time to begin taking bids4 ,in doing this there should be no favoritism4 ,the builder should be allowed to take a copy of the plans and specifications with him to his office or place of business1 and keep them a day or more1 in order to take off his quantities and become thoroughly conversant with everything connected with them4 ,then he can return the plans1 and1 while others are doing the same thing1 he can compile his figures4 ,generally it takes about a day for each contractor to get through with a set of plans2 that is1 if five bids are received1 it generally takes five or six days1 assuming that only one set of plans is in use4 ,no one should be asked to figure on a building unless the owner is willing to award him the contract1 providing his bid is the lowest4 ,anything else is unfair4 ,when all the bids have been received in sealed envelopes1 the architect and owner may open them4 ,after selecting the lowest1 they may add to that figure the cost of everything not included in that proposition1--the furnace1 mantels1 gas fixtures1 ornamental glass1 and anything else that has not been included in the bid4 ,this may be readily done1 if the architect provide a schedule1 similar to schedule ,b1 of everything which may go into the house4 ,in the matter of closing the contract1 only general statements can be made4 ,where an architect is employed1 he will give proper directions2 but1 as many houses are built without such assistance1 it is proper to make general statements which will assist in this work4 ,there are forms of building-contracts1 or articles of agreement1 which may be secured from various regular sources4 ,it is proper to fix the time of the completion of the work1 which will vary in different parts of the country according to general customs4 ,a house to cost from fifteen hundred to four thousand dollars may be very easily finished1 under favorable circumstances1 in ninety to a hundred days4 ,such houses can be built in less time1 but it is best to give the builder at least three months4 ,he will do better work in that time than in less4 ,for the higher figure named1 or for those which approach it1 it may be better to allow even a little more rather than less time4 ,as a price for liquidated damages in event of delay in completion1 the rental value of the property is the usual sum specified4 ,there are various plans pursued in the matter of payments4 ,where there is an architect or superintendent1 he usually issues orders on the owner for payment of material and labor furnished by a contractor less ten or fifteen per cent4 ,sometimes it is stated that two-fifths of the money will be paid when the building is enclosed and under roof2 one-fifth additional when building is plastered1 painted on exterior1 all exterior appurtenances finished1 the floors laid1 and the house ready for other interior wood-work2 and the remaining two-fifths when all work is finished4 ,at times this apportionment is correct1 and at other times not4 ,however1 it is a very good general rule4 ,it is a good plan to add the ten per cent discount to it when possible4 ,sometimes an indemnifying bond is required of the contractor in order to secure the owner the proper execution of the contract4 ,otherwise the ten or fifteen per cent discount is relied upon to secure that end4 ,the lien laws in the various ,states make it very important that the owner1 or his agent in the matter of building1 should be very careful to see that the contractor pays all his bills1 or secures releases from those who have furnished material and labor on account of the building contract1 before money is paid by owner4 ,the law is different in various ,states1 and renders the owner liable1 under varying conditions1 for material and labor furnished to contractor by others as employees or sub-contractor1 even though payment has been made by owner to general contractor4 ,where a bond is not required1 it is proper for the owner or his agent to exact releases in proper form from those who have furnished material and labor to contractor4 ,the following form is in use by the writer3-- ,work located ,the undersigned1 in consideration of the personal credit extended by to 1 ,contractor1 hereby consent that may pay to said contractor any sum that may be now owing to1 or may hereafter become due1 said contractor1 on account of contract for the construction of the above works1 and we hereby waive all rights to ,mechanics' ,liens or other claims which we have1 or may have1 against said property1 or owner1 on account of labor or material furnished by us4 ,,indianapolis1 #ahhi4 ,it is the custom to furnish the builder with a number of copies of the above release before it is time for him to secure an order on the owner for money4 ,as the architect is in a position to know from whom material or labor is secured1 it is possible for him to know if the list of releases is complete4 ,if not complete1 the party refusing to give a release is required to make statement as to the amount of the indebtedness for material and labor furnished on the contract4 ,the general contractor is charged with the amount represented as being due until the matter is fully adjusted4 ,as an additional safeguard1 the contractor is at times required to fill out and make affidavit to the following3-- ,,indianapolis1 ---- #ahhi4 ,the undersigned1 for the purpose of securing payment on account of contract with ----1 for the construction of a ---- house1 known as ,no4 ---- on ---- ,street1 situated on ,lot ----1 ,out-lot ----1 ---- ,division to ,city of ,indianapolis1 ,marion ,county1 ,state of ,indiana1 represents hereby that he has paid for all labor and material of every kind and nature had and procured therefor1 excepting1 however1 that he is now owing the following sums to the respective parties hereinafter named for labor and materials for said building1 and owes therefor no other amounts1 to wit3-- ,in this connection it is not possible to consider all of the ramifications of the lien law4 ,it is important to understand1 however1 that it is entirely possible for an owner to have to pay for part of or all of his house twice1 if he is not careful in matters of this kind4 ,,how ,,to ,,secure ,a ,,home4 ,,chapter ,,xxxviii4 ,,monthly ,,payments4--,,calculations ,,on ,a ,,long-,,time ,,plan4--,,purchase ,,on ,a ,,rental ,,basis4--,,how ,,it ,,may ,,be ,,worked ,,out4 ,it is a pleasant thought that every one can own a home of his own4 ,with only a moderate salary1 and little or nothing ahead1 a thought of this kind may appear more pleasant than real4 ,it may be affirmed1 however1 that1 with few exceptions1 any one who can pay rent may own his home4 ,this will require certain sacrifices and at first great economy1 but in the end the result justifies the means4 ,there is no reason why any one should pay rent4 ,building associations are instrumental in securing more homes for people on a long-time plan than any other scheme4 ,in the large towns1 however1 houses are sold on various kinds of instalment plans4 ,by way of illustration1 the writer calls to mind a five-room house1 pleasantly situated1 which was built about three years ago4 ,this house is being paid for in instalments of #ae a month4 ,an arrangement of this kind is good for all concerned4 ,it is an easy way for one to get a home4 ,it is a good use of money1 from a business standpoint1 for the one who has the money to invest4 ,a little demonstration will make this plain4 ,the lot on which the house was situated was valued at #djj4 ,the house1 with walks1 well1 cistern1 and outbuildings1 cost #ijj4 ,here is a total investment of #a1cjj4 ,the purchaser paid #cjj in cash4 ,there remained #a1jjj unpaid4 ,the interest on #a1jjj for a year at six per cent is #fj2 but as the volume of interest is reduced as the payments are made1 the actual interest for the full period averages about one-half of #fj1 or #cj1 per year4 ,to make this point clear1 ,i will state it in another way4 ,the principal is being reduced as the monthly payments are made4 ,as the payments advance1 the amount of interest necessarily decreases1 as there is not so much principal on which to pay interest4 ,as a matter of fact1 one pays six per cent interest on just one-half of #a1jjj for the full period1 or1 what amounts to the same thing1 the average interest on the full period is three per cent4 ,thus1 one is paying an average interest of #cj per year2 and1 as he pays #ae a month1 this would be #ahj a year for principal and interest1 #aej of which would apply to the principal4 ,thus it is that in six years and eight months the one paying #ae a month will own the house and lot4 ,i know of other cases where less each month is paid and a longer time is taken4 ,it would take #aj4hca per month to pay for a house of this kind in ten years1 with a cash payment of #cjj4 ,it may be said that nobody but a philanthropist would sell property in this way4 ,in the case of which ,i speak1 the philanthropist is the manager of the property of a life-insurance company which owns quite a large amount of unimproved real estate in a ,western city1 and had a surplus capital on which it desired to realize4 ,it is a good thing for the company4 ,by this means it is enabled to dispose of its real estate1 and to use its money profitably4 ,this is not strictly architectural1 but it may result in showing some one how to get a home1 or others how to make use of idle capital in a safe and profitable way4 ,it is better for one who has money to invest to sell houses in this way than it is to rent them4 ,he gets profit on the sale1 and interest on his money1 which latter is all he expects under other circumstances1 and disposes of the houses before they need repairs4 ,this is the view which the capitalist takes of the situation4 ,by looking into it a little further1 he may see that he will not be troubled by insurance1 a vacant house1 or repairs4 ,the cash payment is sufficient to protect the expense of foreclosing the mortgage and the rental of the house during the time of the redemption4 ,in some instances the property is leased on the payment of a small cash bonus1 with the stipulation that when one-third1 one-fourth1 or other agreed portion of selling price is paid in1 that a deed will be given2 further payment being secured by mortgage4 ,building associations are not common in all sections of the country4 ,those who are ambitious to build1 and are not provided with facilities which a building association offers1 may ask what to do4 ,the answer is short3 form an association4 ,this can be done in a small community4 ,two hundred shares paid in1 say1 by fifty people1 would represent a hundred dollars a week4 ,any one who wishes to do this can provide himself with text-books and other information on the subject1 which are now published in different parts of the country4 ,any bookseller with a good catalogue can give the necessary information4 ,it is sometimes assumed by those unfamiliar with building-association methods1 that they only provide means for building small1 low-cost houses4 ,this is an error4 ,it is not at all unusual that complete houses1 costing from three to five thousand dollars1 are built by men of large means1 who secure their money from a building association4 ,one has1 say1 forty or fifty thousand dollars profitably occupied in a regular business2 he may not care to disturb this money except to buy a lot with which to establish a basis of credit with the building association4 ,the price of the lot may vary from one-fourth to one-half the total investment4 ,one wishes to borrow three thousand dollars from an association on the plan which is subsequently fully described4 ,he would have to take out fifteen shares on a payment of fifty cents a share a week4 ,this would represent seven dollars and a half weekly1 or about thirty dollars a month4 ,on the plan where the interest and premium are charged in addition to the regular weekly dues1 a little over fifty dollars a month would be required to keep up the building-association charges4 ,this would be less than house rent4 ,these calculations are made assuming that the premium is not more than ten cents and the interest six per cent4 ,,chapter ,,xxxix4 ,,building ,,associations4--,,why ,,dividends ,,are ,,large ,,and ,,interest ,,low4--,,building ,,associations ,,and ,,savings ,,banks4--,,association ,,securities4--,,building-,,association ,,methods4--,,different ,,plans4--,,borrowing ,,from ,a ,,building ,,association4--,a ,,building-,,association ,,report4 ,building-association methods become more popular as they are better understood4 ,savings banks are unnecessary in communities where building associations are common4 ,the savings bank will give place to the building association1 for the reason that the latter affords greater security and more profit to the depositors at the same time that it affords greater conveniences to the borrowers4 ,it is often asked by those not fully acquainted with building-association methods1 ,how is it that the association pays such large dividends1 and the borrower such a small rate of interest8 ,the profit is made by the loaning of money2 and1 consequently1 the borrower must pay a high price for his money1 or the association does not make large dividends4 ,this appears to be a logical argument4 ,however1 it is not true that the borrower pays a high price for his money4 ,the dividends declared are made from the borrowers1 by the rapid compounding of interest and other sources of profit4 ,money paid in as interest is immediately re-invested as a loan1 and thus pays interest the next week4 ,the interest on this is at once put to use1 and so on4 ,it is compounded4 ,the premium paid for money is another source of profit4 ,this comes from the borrower1 and represents a part of the cost of the money to him2 but1 unless the premium is excessive1 the earnings on his stock counterbalance the amount paid as premium1 so that in the end a borrower does not pay in excess of the regular rate for his money at the same time that the stockholder is more largely benefited4 ,a building association has only a tithe of the expenses of a bank4 ,the cost of doing business is very small4 ,an association has a very great advantage over a bank in its earning capacity in that it does not have to carry a surplus4 ,all of its money is invested at all times4 ,frequently it is receiving interest upon money that is not a part of its assets4 ,this happens when an application for a loan has been accepted1 a building is under way1 and the money not all paid out4 ,the percentage of loss in a building association is necessarily smaller than in the best-conducted bank4 ,its securities are all first mortgages on productive real estate1 and loans are made to members only1 and under the condition that the immediate repayment of the loan be commenced4 ,the security begins to improve at once1 by the repayment of a part of the principal each week4 ,it is usual for each member of a family to become interested in the immediate repayment of a loan4 ,the payment of building-association dues is constantly in mind2 as they become due from week to week1 they cannot be overlooked4 ,the fact that the debt is growing less1 and1 as well1 the incentive to avoid small fines in case of failure to make payment1 contribute to the value of the security4 ,a loan on an ordinary basis1 secured from a savings bank1 insurance or trust company for a long period1 is not thought of in this way4 ,the usual thought in such a case is to pay the debt in a large sum at a time in the future4 ,the time of the repayment of an association loan is always present4 ,the security afforded to building associations is much better than to savings banks and loan companies1 even where the margin above the amount of loan is less because of this difference in plan of repayment4 ,again1 the margin of security from the first is always sufficient to protect a mortgage and the payment of all foreclosure costs and charges4 ,furthermore1 the rentals in case of foreclosure are1 or should be1 sufficient to pay all dues and other fixed charges4 ,this will prevent loss1 and in the end pay for the property4 ,another element of safety in building associations is the small risk of loss from the duplicity of the officers4 ,this risk is unusually light1 for the reason that in a well-managed building association there is little in sight to lose4 ,the money is usually all invested4 ,any small amount in the hands of the officers is there for only a short time4 ,there are demands in all well-managed building associations for all the money in hand4 ,while this is true1 it is always required that the officers who handle the association money give bond for a much larger sum than it is possible for them ever to have in charge4 ,this makes the loss1 if any1 readily collectible4 ,it may be well to illustrate building-association methods1 and thus call attention intelligently to the points of superiority which one plan may have over another4 ,the idea which first gave rise to associations is that of enabling persons belonging to a class whose earnings are small1 to place themselves in a position where the process of gradual accumulation is1 in a certain sense1 compulsory4 ,the method of operation is simple enough when it is understood4 ,say that a number of stockholders agree to form an association with a thousand shares1 each share to represent #bjj4 ,this would make a full capital stock of #bjj1jjj when all paid in4 ,the various individuals forming the association subscribe for as many shares as they feel competent to pay upon1 it being agreed that for each share of stock subscribed1 fifty cents per week shall be paid until the sum-total of the payments shall aggregate #bjj2 at the end of which time a division shall be made according to the original subscription and subsequent payment4 ,it is clear that if all are prompt in their payments1 the treasury will be ready for distribution at the end of four hundred weeks4 ,the period of four hundred weeks will1 however1 be shortened if all the money paid in is at once invested at interest upon safe securities1 with the addition of interests compounded weekly1 as is the case with these associations4 ,for instance1 it may appear that at the end of three hundred and twelve weeks1 with a payment of fifty cents a week1 and the accrued earnings that are credited to the shares1 they are worth #bjj1 the amount fixed for the value of the stock when it is paid up4 ,at such a time the depositing members withdraw their funds1 and those who are borrowers pay off their obligations to the association with stock1 and the mortgages are released4 ,money in building associations is generally sold to the highest bidder2 that is1 those who want to borrow bid a premium for the money4 ,for instance1 a sale of money is advertised4 ,bids are then received on the money to be loaned1 and it is given to the highest bidder after the security has been approved4 ,suppose one wishes to borrow a thousand dollars4 ,if each paid-up share is to represent two hundred dollars1 five shares must be taken out to represent the payment of principal on a thousand-dollar loan4 ,it may appear that the premium bid was ten cents on each share4 ,this means that the borrower must pay ten cents premium each week1 on each share1 during the course of the loan1 or until the principal is paid out4 ,thus he would pay fifty cents a week as principal1 and ten cents a week as premium1 and the interest on two hundred dollars at six per cent1 which would be twenty-four cents a week4 ,thus he would pay eighty-four cents a week on each share2 or on five shares1 four dollars and twenty cents a week4 ,this would pay out in about five years1 depending upon the average rate of premium1 the cost of doing business1 and other conditions which may be readily understood4 ,when the principal paid in1 together with the accrued earnings1 represents two hundred dollars1 the obligation to the building association is released4 ,there are various plans of starting and arranging building and savings associations1 which differ one from another only in matters of detail4 ,the price of the share may be two1 three1 or four hundred dollars1 or any other sum4 ,the amounts paid in a week vary from ten cents to any larger sum4 ,in the past1 most associations have been started on the series plan1 which is defined as follows by ,henry ,s4 ,rosenthal of ,cincinnati in his ,manual for ,building ,associations3-- ,in an association1 organized on the terminating plan1 all the stock is issued as of one date4 ,a terminating association is organized on the presumption that all the stock will be subscribed for at the open meetings4 ,this1 however1 is seldom done4 ,the consequence is1 that shares sold after the first meetings must be sold at such prices as to make them equal in value to those already issued4 ,to do this a sum must be charged equal to the amount already paid in in instalments by the subscribers to the original shares4 ,if the regular dues on shares should be one dollar per week1 a person subscribing for a share after the association has been running ten weeks must pay ten dollars for the share4 ,in like manner1 if the association has been running for a longer period1 he must pay an additional dollar for each additional week4 ,moreover1 if he does not subscribe until after the profits have been declared1 he must pay such an additional amount on his share as will correspond to the earnings of the original shares up to that time4 ,the same rule holds through the entire existence of the association1 each year making it more difficult to enter4 ,after an association1 organized on this plan1 has run for a time1 it is impossible for many persons1 who would gladly become members1 to raise a sufficient sum of money to pay up the back instalments1 the initiation fees1 the accrued profits1 and other incidental expenses4 ,in its practical workings1 therefore1 an association organized on this plan is not well adapted to meet the conditions of that particular class of persons who most need such an organization1 and are most likely to be benefited by it4 ,in a terminating association all the shares are1 of course1 at all times of equal value4 ,whenever the total amounts of the dues paid in and of accumulated profits equal the par value of all the shares1 the association terminates and its affairs must be wound up4 ,each stockholder who has not borrowed his money in advance receives the full value of his shares4 ,to those who have secured their money in advance1 their mortgages1 cancelled and receipted in full1 are returned4 ,,permanent ,,association4 ,building associations were established originally on the terminating plan4 ,it is obvious that working on this plan they cannot1 in some respects1 reach their greatest degree of popularity and usefulness4 ,on this account there has been a gradual departure from this plan4 ,the first departure from the terminating plan consisted in an arrangement for issuing the stock in series instead of all from the same date4 ,associations were chartered for a certain number of years1 as before1 and with a specified amount of capital stock4 ,but instead of selling all the stock as of the same date1 it was divided into series2 one series being sold as of the date of the beginning of the first year1 the second series as of the date of the beginning of the second year1 and so on until all the shares were sold4 ,the issuing of a new series does not necessarily occur annually1 but at such periods as are made necessary or desirable by the business of the association4 ,the serial issue may be monthly1 quarterly1 semi-annually1 or otherwise1 as the directors may determine4 ,by the time the last series is issued and the stock is exhausted1 the first one or two or more series of shares1 if the business of the association has been prosperous1 have usually reached their full value1 and are paid back and cancelled4 ,associations conducted on this plan usually have the right to issue new stock to take the place of that which is cancelled from time to time1 and thus their perpetuity is insured4 ,a successful association working on this plan can usually secure the issue of a new charter1 and can thus continue its existence4 ,but there are manifest disadvantages and risks under which an association operating on this plan must labor4 ,another plan of operation has been inaugurated which has proved very popular1 and which is being generally adopted by the associations in the different ,states4 ,associations are granted perpetual charters1 the amount of the capital stock being fixed at a certain sum4 ,they are allowed to begin operations as soon as a certain amount of stock is subscribed4 ,after the association is in operation1 new subscribers are allowed to enter at any time on an equality with the original subscribers1 the stock of each member dating from the time of his entry4 ,thus the business of the association runs along from year to year1 until finally all of the stock is subscribed4 ,after a time the shares first issued begin to reach their full value4 ,as they thus mature1 the owners draw out their money1--if they have not borrowed it in advance1--and their shares are cancelled1 and their membership ceases4 ,if they have borrowed their money in advance1 their bonds and mortgages are returned to them receipted in full4 ,if a member1 whose stock has thus matured1 has not borrowed his money in advance1 and does not wish to draw it out1 a certificate of paid-up stock is issued to him1 and he leaves his money in the association as a matter of investment4 ,an association operating on this plan may1 after a time1 when its original stock has all been subscribed through application to the incorporating authorities1 secure the right to increase its stock4 ,if1 in the course of time1 this increased stock becomes exhausted1 another increase may be secured in a like manner1 and so on indefinitely4 ,herewith is given an extract from the yearly report of a successful savings and loan association on the perpetual plan4 ,it will illustrate more fully the method and results of this method than could a less formal description4 ,it may be explained in this connection that in this society the payments are uniform for depositing and borrowing members2 that is1 instead of having the premium and interest added to the weekly dues1 the amount of premium and interest is charged against the weekly payment of fifty cents4 ,ten cents is the limit of premium1 the officers and stockholders believing that to be as much as any one should pay4 ,,object4 ,,the ,,plymouth ,,savings ,,and ,,loan ,,association1 ,,no4 #b1 is organized with two main objects in view3-- ,,first4--,to furnish a convenient1 safe1 and profitable method of investing the savings of working people4 ,members can come in and go out at will4 ,subscriptions can commence at any time without having to pay back dues or wait for new series4 ,withdrawing members obtain their money without loss 7fines excepted71 and are paid as promptly as the finances of the ,association will admit1 without having to wait ninety days4 ,in the history of the ,association there have been no delays4 ,,second4--,to furnish persons who wish to borrow for any purpose the means for doing so at a reasonable rate of interest4 ,in other words1 it is an association composed of borrowers and lenders1 and established for their mutual convenience4 ,it gathers together the savings of the people1 which1 scattered and in small sums1 could not be invested to advantage1 and loans the money thus obtained on first mortgage security1 and in sums to suit1 to those who wish to build1 to pay off mortgages1 or for other purposes4 ,all members of the ,association are1 therefore1 divided into two classes3-- ,first4--,those who desire to use the society as a means of saving or investing money4 ,these are called depositing members4 ,second4--,those who wish to make use of the organization as a means of borrowing money4 ,these are called borrowing members4 ,,management4 ,,the ,,plymouth ,,savings ,,and ,,loan ,,association is a strictly co-operative or mutual organization4 ,all the shareholders are pro rata owners of all the assets of the society4 ,every member is a partner in the enterprise in proportion to the amount paid in by him4 ,he is entitled to his share of all the earnings of the ,association1 and he must also stand his share of the losses1 if there be any4 ,the ,by-laws contain the rules and regulations under which money is received and loaned1 or otherwise disposed of1 and the business of the society is carried on by a ,board of ,directors1 elected annually by the members4 ,,shares ,,and ,,shareholders4 ,the amount of interest which each member has in the ,association is indicated by the number of his shares4 ,shares are #bjj each1 and no member can hold more than twenty-five shares4 ,the weekly payment required is fifty cents on each share of stock4 ,when a member joins the ,association he indicates the amount of weekly payment he desires to make by the number of shares for which he subscribes4 ,he may1 however1 if he wishes1 pay more than his shares call for1 and such over-payments will receive dividends the same as the regular weekly instalments4 ,each member is supposed to keep up his payments until what he has paid in1 together with the dividends declared thereon1 shall amount to the face value of his shares1 at which time he must cease payments1 and either take his money out1 or1 if the society be willing1 allow it to remain and draw dividends4 ,,dividends4 ,on the #ast of ,january and ,july of each year the net earnings of the ,association are divided pro rata among all the members1 and the amount due each member is credited on his pass-book4 ,persons joining the association between ,january and ,july must continue payments until the following ,january before the dividend will be credited1 and those joining between ,july and ,january must likewise pay until the following ,july2 and if the money be withdrawn before that time1 the dividend will be forfeited4 ,the right to dividend also ceases from the date of the notice to withdraw the stock4 ,when dividends are credited on the pass-books they are just like money paid1 and are themselves entitled to draw dividends the same as cash payments4 ,thus it will be seen that all dividends compound semi-annually4 ,the following table will show how long it takes to pay up a share to face value by paying the regular dues only1 supposing the society to earn six per cent dividends per annum4#a ,it also shows the value of each share at the close of each year3-- ,first year ,dues #bf #jj ,dividends #gh #bf #gh ------ ------ ,value at close of first year #bf #gh ,second year ,dues #bf #jj ,dividends #b #da #bh #da ------ ------ ,value at close of second year #ee #ai ,third year ,dues #bf #jj ,dividends #d #ec #cj #ec ------ ------ ,value at close of third year #he #gb ,fourth year ,dues #bf #jj ,dividends #f #aj #cb #aj ------ ------- ,value at close of fourth year #aag #hb ,fifth year ,dues #bf #jj ,dividends #h #cd #cd #cd ------ ------- ,value at close of fifth year #aeb #af ,sixth year ,dues #bf #jj ,dividends #aj #da #cf #da ------ ------- ,value at close of sixth year #ahh #fj ,seventh year 7#af weeks7 ,dues #h #jj ,dividends #c #dj #aa #dj ----- ------- #bjj #jj ,time1 #f years and #af weeks4 ,total dues paid #afd #jj ,total dividends #cf #jj ------- #bjj #jj ,footnote #a3 ,the present rate of dividend is nine per cent1 with an added surplus4 ,,method ,,of ,,loaning ,,money4 ,the society loans money only to members4 ,for each #bjj share held by a member he may borrow #bjj1 secured by first mortgage on real estate1 interest on which is twenty-four cents per week4 ,the right to precedence in borrowing is sold at auction at stated times at the office of the ,association 7notice of which is given beforehand7 to the member who bids or agrees to pay the highest weekly premium in addition to the twenty-four cents per week interest4 ,ten cents per week is the average rate at which money was sold during the year #ahhg1 and is now selling4 ,members not desiring or not able to attend the sale of money in person may have some one else bid for them1 or they may leave a written bid with the ,secretary1 on blanks prepared for that purpose1 who will make it for them at the sale4 ,the society also loans to depositing members in sums equal to ninety per cent of the dues paid in4 ,security is had by the member pledging his stock for the payment of the loan and interest due 7if any7 on notes prepared for that purpose4 ,interest on such loans has for the present been placed at the rate of eight per cent per annum4 ,,payments4 ,the depositing and borrowing members alike pay fifty cents per week per share4 ,there are no additions for expenses1 interest1 premiums1 or fines4 ,these are charged up at the close of each dividend period1 or at the closing up of an account4 ,each borrower is required to pay at least fifty cents per week on each #bjj of loan made to him1 which is credited as follows3-- ,first the premium and interest are taken out1 the interest being twenty-four cents4 ,when the premium bid is ten cents1 both together would amount to thirty-four cents4 ,then the balance1 which in this case would be sixteen cents1 is credited as a payment on the share on which the loan is taken4 ,these payments are continued until the amount credited on the shares1 together with the dividends thereon1 will equal the amount loaned4 ,for instance1 suppose the loan to be #bjj1 and the premium bid to be ten cents per week1-- ,the payment each week would be #ej cents ,the premium each week would be #aj cents ,the interest each week would be #bd cents --------- #cd cents -------- ,the credit on the share each week would be #af cents ,these credits of sixteen cents per week begin to draw dividends on the succeeding dividend period1 which are compounded semi-annually1 and the weekly payments must be continued until the weekly credits of sixteen cents and the dividends thereon amount to #bjj4 ,members are at liberty to pay every two weeks or monthly1 and as much beyond the required weekly payment as they may desire to4 ,the overpayments are credited like any regular payment and share in the dividends4 ,this enables borrowers to pay their loans off as fast as their circumstances will admit4 ,this method is very helpful1 as the interest and premium will be stopped on as many full shares as are paid off1 and the cost of a loan is materially reduced thereby4 ,the minimum payment only is fixed4 ,the borrower may at any time pay the whole balance due on the loan and have it cancelled at once4 ,it is always good policy for a borrower to pay more than the weekly dues if he can1 in order that in case of sickness1 loss of work1 or other unforeseen hindrance1 he may be paid ahead1 and hence suspend payment for a time without being fined or in danger of losing his property4 ,by the following table it is shown that with the premium at twenty-four cents on each #bjj1 and that the society is able to earn six per cent per annum dividends 7both of which are being done now#b71 and the required weekly dues only being paid1 a loan will be paid up in fifteen years and six months4 ,this time1 as already mentioned1 can be shortened at the will and ability of the borrower1 and may be paid off at any time without any penalty whatever4 ,this is a great advantage1 and the society can do this only because of the great demand for loans1 and the money does not have to lie idle if a loan is paid off1 but is immediately loaned again4 ,here is a loan which you may take fifteen years to pay if you wish1 or you may pay it off at any time4 ,,table4 ,,showing ,,course ,,of ,,loan ,,of #a1jjj4 ,premium #ej cents per week4 ,interest #a4bj per week4 ,six per cent dividends compounded semi-annually4 ,,first ,,year3 ,loan #a1jjj #jj ,payments for year #acj #jj ,interest and premium #hh #dj ,less dividends #fb ------ ,net cost of loan #hg #gh ------ ,principal reduced #db #bb ,footnote #b3 ,since this report was made the earnings have been nine per cent1 with an added surplus4 ,,second ,,year3 ,balance due at end of first year #ieg #gh ,payments for year #acj #jj ,premium and interest #hh #dj ,less dividends #c #ah ------ ,net cost of loan #he #bb ------ ,principal reduced #dd #gh ,,third ,,year3 ------- ,balance due at end of second year #iac #jj ,payments for year #acj #jj ,interest and premium #hh #dj ,less dividends #e #ia ------ ,net cost of loan #hb #di ------ ,principal reduced #dg #ea ,,fourth ,,year3 ------- ,balance due at end of third year #hfe #di ,payments for year #acj #jj ,interest and premium #hh #dj ,less dividends #h #gi ------ ,net cost of loan #gi #fa ------ ,principal reduced #ej #ci ,,fifth ,,year3 ------- ,balance due at end of fourth year #hae #aj ,payments for year #acj #jj ,interest and premium #hh #dj ,less dividends #aa #hh ------ ,net cost of loan #gf #eb ------ ,principal reduced #ec #dh ,,sixth ,,year3 ------- ,balance due at end of fifth year #gfa #fb ,payments for year #acj #jj ,interest and premium #hh #dj ,less dividends #ae #ab ------ ,net cost of loan #gc #bh ------ ,principal reduced #ef #gb ,,seventh ,,year3 ,balance due at end of sixth year #gjd #ij ,payments for year #acj #jj ,interest and premium #hh #dj ,less dividends #ah #fj ------ ,net cost of loan #fi #hj ----- ,principal reduced #fj #bj ,,eighth ,,year3 ------- ,balance due at end of seventh year #fdd #gj ,payments for year #acj #jj ,interest and premium #hh #dj ,less dividends #bb #bf ------ ,net cost of loan #ff #ad ------ ,principal reduced #fc #hf ,,ninth ,,year3 ------ ,balance due at end of eighth year #ehj #hd ,payments for year #acj #jj ,interest and premium #hh #dj ,less dividends #bf #ac ------ ,net cost of loan #fb #bg ------ ,principal reduced #fg #gc ,,tenth ,,year3 ------ ,balance due at end of ninth year #eac #aa ,payments for year #acj #jj ,interest and premium #hh #dj ,less dividends #cj #bg ------ ,net cost of loan #eh #ac ------ ,principal reduced #ga #hg ,,eleventh ,,year3 ------- ,balance due at end of tenth year #dda #bd ,payments for year #acj #jj ,interest and premium #hh #dj ,less dividends #cd #fe ------ ,net cost of loan #ec #ge ------ ,principal reduced #gf #be ,,twelfth ,,year3 ------ ,balance due at end of eleventh year #cfd #ii ,payments for year #acj #jj ,interest and premium #hh #dj ,less dividends #ci #cj ------ ,net cost of loan #di #aj ------ ,principal reduced #hj #ij ,,thirteenth ,,year3 ,balance due at end of twelfth year #bhd #ji ,payments for year #acj #jj ,interest and premium #hh #dj ,less dividends #dd #bb ------ ,net cost of loan #dd #ah ------ ,principal reduced #he #hb ,,fourteenth ,,year3 ------ ,balance due at end of thirteenth year #aih #bg ,payments for year #acj #jj ,interest and premium #hh #dj ,less dividends #di #da ------ ,net cost of loan #ch #ii ------ ,principal reduced #ia #ja ,,fifteenth ,,year3 ------ ,balance due at end of fourteenth year #ajg #bf ,payments for year #acj #jj ,interest and premium #hh #dj ,less dividends #ed #ii ------ ,net cost of loan #cc #da ------ ,principal reduced #if #ei ,,six ,,weeks3 ------- ,balance due at end of fifteenth year #aj #fg ,payments for six weeks #ae #jj ,interest and premium #aj #bj ,less dividends #e #hg ------ ,net cost of loan #d #cc ------ ,principal reduced #aj #fg ------ ,time1 fifteen years and six weeks4 ,total amount of payments #a1ife #jj ,total interest and premium #a1ccf #bj ,total dividends #cga #bj ,net cost of loan #ife #jj ,with the reasonable prospect in view that the ,association will be able to pay larger dividends at some future time1 it will be easy to understand that the cost and the time of payment of a loan will thereby be correspondingly reduced4 ,,mortgages4 ,all loans must be secured by first mortgage on real estate in ,marion ,county1 ,ind4 ,an appraising committee1 consisting of three members of the ,association1 appraise the value of all real estate offered as security for loans and report to the board4 ,no loan can be made until the security has been approved by the ,board of ,directors4 ,this ,association is now paying four per cent semi-annual dividends1 and adding largely to its surplus4 ,a new feature in building-association work has recently been put into practice4 ,the association will buy for cash a house and lot1 or buy a lot and build a house thereon1 and sell at a fair price to the member whose application is accepted4 ,where the house and lot are bought at a cash price1 it is usual to charge a ten per cent bonus when selling it on time to a member4 ,the purchaser then completes the transaction by securing the purchase money to the association1 the same as in case of a loan on any other property1 except that instead of a deed from the association he will receive a lease1 with an agreement to sell and convey to him the premises as soon as one-third of the purchase money shall have been paid in regular dues on his stock4 ,his stock will be assigned as collateral security1 and the payments will be credited as rent until the deed is made4 ,then the purchaser will execute his mortgage for the unpaid balance due on the property on the terms of his original bid for the money4 ,it is usual to require a cash payment equal to the amount of the bonus2 that is1 ten per cent of the purchase price4 ,this is a valuable feature in building-association methods4 ,it adds to the profits of the association4 ,this plan is adaptable to private enterprise1 and is liberal in its terms to the purchaser4 ,in most associations organized on the perpetual plan1 as previously described1 the demand for funds is greater than can be supplied from depositing members4 ,this has given rise to the paid-up stock feature of building associations4 ,under this plan one may invest money in any sum according to the terms of the charter and secure from the association a certificate of paid-up stock which participates in the regular dividends of the company4 ,in this way1 funds in larger amounts may be secured than come from the ordinary payments by regular weekly dues4 ,it is not unusual for individuals to purchase paid-up stock to the amount of several thousand dollars4 ,this is a great help to an association which is short of funds1 as it serves to increase its membership by addition of borrowers4 ,there is no better place to invest trust funds than in the paid-up stock of well-managed building associations4 ,primarily1 for the reason that each stockholder is pledged in the amount of his stock to pay principal and six per cent interest on all withdrawals2 hence1 the funds may be withdrawn at any time1 and six per cent interest thereon demanded4 ,furthermore1 building-association stock is not taxable in most ,states4 ,individual and moneyed corporations are coming to consider the matter of loans1 and means leading to their repayment1 on the building-association plan4 ,this will be brought about largely by the low price of money throughout the country at this time4 ,savings banks1 mortgage companies1 and life-insurance organizations are finding it difficult to loan their funds at a price that will pay their fixed obligations2 hence1 they are seeking means which will lead to a more profitable investment of their funds4 ,the building-association plan of loaning money is one solution of the problem4 ,the low price of money is one of the elements which within the next few years will enable nearly every one who so desires to secure a home through the building association1 or some plan which has its outgrowth therefrom4 ,,chapter ,,xl4 ,,purchase ,,of ,a ,,lot4--,,the ,,best ,,the ,,cheapest4--,a ,,good ,,lot ,,as ,a ,,basis ,,of ,,security4--,,the ,,basis ,,of ,,value ,,is ,,the ,,rental4 ,there are many things to consider in connection with the building of a house other than those which are constructive4 ,one may lay aside that which has to do with appearances1 convenience1 stability1 and all that is architectural1 and yet have food for thought in connection with the making of a home4 ,for instance1 the lot4 ,no one can afford to build on one that is absolutely cheap1 or one that is cheap because it is not well located or favorably thought of by the large number of people4 ,a lot that is absolutely cheap is not often worth even what is paid for it4 ,one of small means can least of all afford to put his money in a questionable piece of property4 ,a lot may be relatively cheap1 and be a good investment4 ,for instance1 there is a street lined with comfortable houses4 ,on this street live people of more or less wealth and unquestioned ambition4 ,three or four squares beyond the last house of this street the lots may be relatively cheap4 ,the sum asked for them is not great1 for the reason that few care to go out so far4 ,still1 by adopting a little of the pioneer spirit1 one can make a purchase of these lots and be reasonably certain of being rewarded for his foresight4 ,it is much better to buy such a lot1 and live for a year or two without immediate neighbors1 than to buy one which is absolutely cheap because the surroundings are positively unfavorable4 ,a man of small means least of all can afford to buy a lot that cannot readily be sold for all it cost4 ,we often hear people say1 in regard to lots that are surrounded unfavorably1 ,what is the difference8 ,it suits us2 we can be as happy and comfortable there as any place4 ,if we like it1 why should any one else complain8 ,no one else will complain4 ,it may occur that the owner of this absolutely cheap property may wish to sell4 ,he may become embarrassed in his business1 or one of many things may happen to cripple him financially4 ,if he can sell at all1 it is at a sacrifice4 ,if a mortgage is foreclosed1 there is no reasonable chance of redemption4 ,if the lot is well located1 and he becomes financially embarrassed1 he can sell for full value and thus relieve himself4 ,if there is danger of foreclosure1 a sale can be readily effected1 and thus all danger of loss be averted4 ,the idea in buying a lot is to get one which can be readily sold4 ,this is an important matter4 ,in carrying out this principle1 one of moderate means will often buy a lot of higher cost than is apparently justifiable4 ,however1 this may be the best thing for him to do4 ,it may be good business4 ,if he wishes to borrow money with which to build1 he has a better basis for credit4 ,if he puts his house on a good lot1 there is opportunity of selling it because of its favorable location1 and thus the danger of embarrassment is averted4 ,one can afford to borrow money to build on a good lot1 for the reason that there is little danger of losing either the lot or the money4 ,the house and the lot1 if it rates well in the public mind1 can be easily sold4 ,the lot should not be selected or the house built1 if its sale is not entirely possible4 ,there are towns as well as localities in which no one of moderate means can afford to buy or build4 ,yet such locations are often selected because they are cheap1 and living is cheap4 ,the fact of this cheapness is against it4 ,the property is cheap because it is worth little or nothing4 ,it is cheap because no one can get out what he puts into it4 ,this may apply to a lot in a particular town1 a particular part of a town1 or to property in general in a county or a ,state4 ,thus it is that no one of moderate means can afford to buy absolutely cheap property4 ,a young man once went to an architect to advise with him in regard to the selection of a lot4 ,he said1-- ,there are two lots on a certain street that ,i can get for #a1bjj each4 ,that is a little more than ,i want to pay1 as even then ,i would have to borrow more money than ,i wish in order to build my house4 ,one of the best lots ,i know anything about is on another street1 but ,i can hardly think of that1 for they ask #a1ejj for it4 ,i know the lot1 said the architect1 and the #a1ejj lot is the one to buy4 ,the #a1bjj lots are of questionable value4 ,the surrounding conditions are such that their value is not liable to increase4 ,the #a1ejj lot is in the swim2 two squares below1 lots cannot be bought for #b1djj2 in fact1 they are not in the market4 ,they are owned by people who desire to hold them4 ,in two years you will be reasonably certain to realize at least twice the difference between the values of the #a1ejj and the #a1bjj lots4 ,in one case1 the value of the lot is not liable to increase2 it may decrease4 ,in the other instance1 there is reasonable certainty of a large increase within a short time4 ,it is on the edge of high values4 ,but ,i shall have to borrow so much money with which to build1 if ,i take the high-priced lot4 ,what of it8 ,say your house is going to cost you #c1jjj4 ,you say you have #b1hjj in cash4 ,in one instance you would have to borrow #a1djj1 and in the other #a1gjj4 ,you are running much less risk in borrowing #a1gjj than you are in borrowing #a1djj4 ,if you had to sell1 there is a reasonable certainty that you could always make a profit on your #d1ejj investment1 and a very questionable probability as to the #d1bjj investment4 ,there are those who do some very remarkable things for the sake of keeping out of debt1 which1 in the end1 develops into more loss than would be possible in the case of debt4 ,for instance1 one will buy a lot for #a1ejj1 and put a #a1ejj house on it4 ,in time the value of the lot increases2 at the same time the value of the house decreases4 ,the lot in itself would be worth more if the house were off it4 ,it is a cheap house on a good lot4 ,thus it is that such property is often sold and the improvements counted as nothing4 ,again1 exactly the other thing may happen4 ,an expensive house may be built on a cheap lot4 ,when finished the house is worth much less than it cost because it is not well located4 ,one cannot expect to get full value for the lot without moving the house1 and altogether the situation is disagreeable4 ,how much better it would be1 from a business standpoint1 not to build at all1 use the money some other way1 or borrow enough money to have the house and lot properly located4 ,in one case there is positive loss2 in the other1 a reasonable certainty of profit4 ,another thing for a man of moderate means to bear in mind in building a house is1 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 investment1 and leave a sufficient margin for taxes and repairs4 ,as long as this condition exists1 there need be no fear of loss through foreclosure4 ,the sale of the property may become necessary through embarrassment in business1 loss of situation1 or illness2 but in such a case the property can either be sold without loss1 or it can be rented at a figure that will pay all fixed charges1 which fact in itself establishes a value above its cost price4 ,if these principles are all carried out1 there is little chance of loss4 ,,index4 ,a door1 #bbf4 ,air supply to heating apparatus1 #ge-gi4 ,american architecture1 #bf-bh4 ,american architectural development1 #ajd-aje4 ,architects' estimates1 #bgh-bha4 ,architect1 the1 and the housewife1 #i-bg4 ,architectural design1 #aja-aje4 ,areas1 #bjf4 ,ash-pits1 #bjf4 ,attic1 #fb4 ,attic bedrooms1 #fc1 #ach4 ,automatic heat regulators1 #ha4 ,back plastering1 #bcg4 ,base1 #bbh1 #bbi4 ,basement1 #ef4 ,bath-tub1 #gc1 #gd1 #bcj1 #bee-beh4 ,bath-tub wood-work1 #bcj1 #bca4 ,bedrooms1 #fj-fc4 ,bedrooms in attic1 #fc4 ,bedroom closets1 #fa4 ,bedroom1 first floor1 #afd4 ,bedrooms1 grates in1 #fb4 ,bedroom for servants1 #fb4 ,bond in brick-work1 #bja1 #bjb4 ,brick1 hollow walls of1 #bjc4 ,brick of wood1 #bjd4 ,brick joints1 #aii4 ,brick pavement1 #bab4 ,brick piers1 #bjj4 ,brick1 selection of color1 #bjb4 ,brick veneer1 #bjc4 ,brick-wall foundations1 #bjj-bjd4 ,brick-work1 #aii-bjf1 #bji-bab4 ,brick-work bond1 #bja1 #bjb4 ,broom closets1 #fa4 ,broom-rack1 #bcb4 ,b schedule1 #bfh4 ,building associations and savings banks1 #bif1 #big4 ,building association1 a new feature in1 #caj4 ,building association1 object1 #cjb4 ,building associations1 permanent plan1 #cjj1 #cja4 ,building-association profits1 #bie4 ,building-association report1 #cjb-caj4 ,building associations1 safety of1 #bif1 #big4 ,building association1 terminating plan1 #bii1 #cjj4 ,building-association methods1 #bic-caa4 ,building by the day1 #bha4 ,building contract1 #bhd-bhg4 ,building material1 cost of1 #bgc4 ,business points in building1 #bge-bhg4 ,capacity of cistern1 #baj4 ,carpenter work1 #bac-bce4 ,casings outside1 #bah4 ,cathedral glass1 #bde4 ,cedar closet1 #bcb4 ,cellar1 #ea-ec1 #acc4 ,cellar brick-work1 #bjc1 #bjd4 ,cellar closet1 #eb1 #ec4 ,cellar doors1 #bbf1 #bbg4 ,cellar laundry1 #ed-eh4 ,cellar plan1 #adb4 ,cellar sink1 #bed4 ,cellar-sink wood-work1 #bcj4 ,cellar-way1 outside1 #bjf4 ,cement pavement1 #bab4 ,chamber decoration1 #ii4 ,chimneys1 #bjd-bjf4 ,chimney-breasts1 #bje1 #bjf4 ,chimney tops1 #bjd4 ,china-closet fittings1 #df4 ,china-room1 #dd-df1 #bcb4 ,cistern1 #baj1 #baa4 ,cistern filter1 #baa4 ,cistern-water supply1 #ga4 ,clock shelf1 #bcb4 ,closets1 bedroom1 #fa1 #ach4 ,closets1 broom1 #fa4 ,closet fittings1 #bca1 #bcb4 ,closet of cedar1 #bcb4 ,coal-bins in cellar1 #ea1 #eb4 ,colored bricks1 #bjb1 #bjc4 ,colored plastering1 #bcg4 ,color of mortar1 #bjb4 ,combination stairs1 #ei1 #fj1 #acg-ada4 ,combination pantry1 #de1 #acb4 ,competition in building1 #bha-bhc4 ,conservatory1 #ii4 ,contracting methods1 #bgg-bhg4 ,copper1 #bdj1 #bda4 ,cost of appurtenances1 #bga1 #bgb4 ,cost of building material1 #bgc1 #bgd4 ,cost of one-story houses1 #afc4 ,cost schedules1 #bfd1 #bfg-bfi4 ,cost of a house1 #bfd-bgd4 ,cut stone work1 #bjh1 #bji4 ,damp course1 #bjj4 ,d door1 #bbg4 ,deck roof1 #baf4 ,depth of foundation1 #bjj4 ,dining-room1 #cg1 #ch1 #if-ii4 ,dish-warming1 arrangement for1 #hd4 ,dish-washing1 #aa1 #db4 ,doors and frames1 #bbe-bbg4 ,dough-board1 #df1 #dg4 ,double joists1 #bae4 ,down spouts1 #bdj4 ,draining1 #aih1 #aii4 ,drain board1 #dc1 #bcj4 ,drain connections1 #bfa4 ,drain from refrigerator1 #bda4 ,drain outside1 #ga4 ,drain ventilation1 #ga4 ,dressed shingles1 #bah4 ,drop siding1 #bag4 ,dry-box1 #dh1 #bcb4 ,e door1 #bbg4 ,eastlake1 ,charles1 #ajd4 ,estimates of architects1 #bgh-bha4 ,evaporation in traps1 #fg-fh4 ,evolution of a house-plan1 #aji-aag4 ,excavating1 #aih4 ,excavating for plumber1 #bdg1 #bdh4 ,fifty convenient houses1 plans of1 #ajg4 ,fig4 ,a1 frontispiece4 ,fig4 ,b1 #ajf4 ,fig4 #b1 #da4 ,fig4 #c1 #dc4 ,fig4 #d1 #de4 ,fig4 #e1 #df4 ,fig4 #f1 #fg4 ,fig4 #g1 #fh4 ,fig4 #h1 #aaf4 ,fig4 #i1 #aaf4 ,fig4 #aj1 photographic view 7page #aaf74 ,fig4 #aa1 #aag4 ,fig4 #ab1 #abd4 ,fig4 #ac1 #acc4 ,fig4 #ad1 #adg4 ,fig1 #ae1 #adi4 ,fig4 #af1 #aea4 ,fig4 #ag1 photographic view 7page #aeb74 ,fig4 #ah1 #aed4 ,fig4 #ai1 #aed4 ,fig4 #bj1 #afj4 ,fig4 #ba1 #afh4 ,fig4 #bb1 #afi4 ,fig4 #bc1 #aha4 ,fig4 #bd1 photographic view 7page #ahb74 ,fig4 #be1 #ahf4 ,fig4 #bf1 photographic view 7page #aij74 ,fig4 #bg1 #aia4 ,fig4 #bh1 #aia4 ,fig4 #bi1 #aic4 ,fig4 #cj1 #aii4 ,fig4 #ca1 #bje4 ,fig4 #cb1 #bjf4 ,fig4 #cc1 #bae4 ,fig4 #cd1 #bag4 ,fig4 #ce1 #bbf4 ,fig4 #cf1 #bbg4 ,fig4 #cg1 #bbg4 ,fig4 #ch1 #bfb4 ,filters for cisterns1 #baa4 ,finish of floor1 #bdd4 ,finishing in oil1 #bdc1 #bdd4 ,fireplaces in bedrooms1 #fb4 ,fixtures in plumbing enumerated1 #ff4 ,flashings1 #bci4 ,flat roofs1 #bdj4 ,floors1 #bbb1 #bbc4 ,floor of kitchen1 #di4 ,floor finish1 #bdd4 ,flour-bin1 #dg1 #bcc1 #bcd4 ,flues1 #bjc4 ,fly screens1 #bbh4 ,foundation depth1 #bjj4 ,foundations1 stone1 #bjg1 #bjh4 ,force-pump1 #bdi4 ,framing1 #bac-bai4 ,framing lumber1 sizes of1 #bac1 #bad4 ,fresco tinting1 #ib4 ,freezing of plumbing1 #gj1 #ga4 ,fuel in cellar1 #ea1 #eb4 ,furnace1 defined1 #gf4 ,furnace and hot-water combination1 #hc1 #hd4 ,furnace-room in cellar1 #eb4 ,galvanized iron1 #bda4 ,gas-piping1 #bcg1 #bch4 ,german siding1 #bag4 ,glazing1 #bdd1 #bde4 ,grates in bedrooms1 #fb4 ,grease sink1 #gb1 #gc1 #bfc4 ,gutters1 #bci4 ,hall1 #cc-ce4 ,hall1 reception1 #ce1 #cf4 ,hardware1 #bde1 #bdf4 ,hard-wood floors1 #bbc4 ,heating apparatus1 how to get a good1 #hc1 #he4 ,heating and ventilation1 #ge-he4 ,heating by hot water1 #hj1 #hc4 ,heating by steam1 #hj4 ,heating by stoves1 #hj4 ,heating1 ideal conditions1 #gf4 ,heating plants1 cost of1 #ha1 #hb1 #hc4 ,heat regulators1 automatic1 #ha4 ,height of stories1 #bad4 ,hip coping1 #bdj4 ,hip finish1 #bag4 ,hollow walls of brick1 #bjc4 ,hot-air flues in brick walls1 #bjc4 ,hot-air pipes of tin1 #bda4 ,hot-water boiler1 #ga4 ,hot water and furnace combination1 #hc1 #hd4 ,hot-water heating1 #hj4 ,hot-water plumbing1 #gj4 ,hot-water system1 #beb4 ,house decoration1 #hf-ajj4 ,house drain1 #ga4 ,house ventilation1 #ge1 #gi4 ,housekeeper1 the1 and the architect1 #aa-ae1 #bf-bh4 ,housekeeping operations1 #af-bj4 ,how to secure a home1 #bhi-caf4 ,humidity of air1 #gg1 #ha4 ,hydrant1 #bdi4 ,inside casings1 #bbh4 ,inside shutters1 #bbi1 #bcj4 ,inside finish1 table of1 #bbd4 ,inside wood-work1 #bbb-bce4 ,joints1 rodded1 #aii4 ,joists1 #bad1 #bae4 ,journey1 a1 through the house1 #bi-aje4 ,kitchens1 #ci-ej4 ,kitchen fittings1 #db1 #dc4 ,kitchen floor1 #di4 ,kitchen plans1 #da1 #de4 ,kitchen pantry1 #de-dh4 ,kitchen plastering1 #ej4 ,kitchen safe1 #dh4 ,kitchen sink1 #dc1 #bec1 #bed4 ,kitchen tables1 #dc1 #bcj4 ,kitchen utensils1 #dh4 ,kitchen ventilation1 #di4 ,kitchen wainscoting1 #di4 ,landings for stairs1 #fj4 ,lattice porch1 #bbj4 ,laundry1 #ed-eh4 ,laundry fittings1 #bfj1 #bfa4 ,laundry1 low-cost1 #ee-eh4 ,laundry stove1 #ef4 ,laundry tubs1 #eg4 ,library1 #ie1 #if4 ,lien laws1 #bhe1 #bhf4 ,lighting bedrooms1 #fa1 #fb4 ,lintels in brick-work1 #bjd4 ,locating the house1 #aig4 ,lot1 purchase of1 #cab1 #caf4 ,low-cost laundry1 #ee-eh4 ,lumber for framing1 #bac4 ,mantel costs1 #bga4 ,mason work1 #aii-bji4 ,medicine-chest1 #bcb4 ,modern architects and the housekeeper1 #bf-bh4 ,modern conveniences1 #ba-be4 ,moisture in heated air1 #gg-ha4 ,monthly payments1 #bia-bic4 ,mortar1 color of1 #bjb4 ,mortgages1 #caj1 #caa4 ,motor1 #bea4 ,natural-gas piping1 #bch4 ,nickel fittings1 #bfc4 ,oil finish1 #bdc1 #bdd4 ,old colonial houses1 #bf1 #bg4 ,one-story houses1 #aeg-afc4 ,ornamental brick1 #bjc4 ,outside cellar-way1 #bjf4 ,outside finish1 #bag-bba4 ,outside shutters1 #bai1 #bbj4 ,outside steps1 #bbj1 #bba4 ,painting1 #bdb1 #bdc4 ,paint1 ready mixed1 #bdb4 ,painting of shingles1 #baf4 ,pantry boxes1 #bcd4 ,pantry1 combination1 #de1 #acb4 ,pantry fittings1 #df4 ,pantry shelves1 #dg4 ,pantry specification1 #bcc4 ,pantry utensils1 #dh4 ,parlor1 #ce-cg1 #ic-ie4 ,pavement of brick1 #bab4 ,pavement of cement1 #bab4 ,permanent plan1 building associations1 #cjj1 #cja4 ,picture mouldings1 #bca4 ,piers of brick1 #bjj4 ,pipe boards1 #bcj4 ,pipe duct1 #gj1 #bcj4 ,plastering1 #bcf4 ,plastering1 back1 #bcg4 ,plastering1 gray1 #bcf4 ,plastering in kitchen1 #ej4 ,plate-glass1 #bde4 ,plans of fifty convenient houses1 #ajg4 ,plan ,no4 #a1 cost #a1gjj1 #aaj4 ,plan ,no4 #b1 cost #a1eej1 #aaa4 ,plan ,no4 #c1 cost #a1eej1 #aab4 ,plan ,no4 #d1 cost #a1hjj1 #aac4 ,plan ,no4 #e1 cost #a1ijj1 #aad4 ,plan ,no4 #f1 cost #b1fjj1 #aae4 ,plan ,no4 #g1 cost #b1ijj1 #aba4 ,plan ,no4 #h1 cost #b1bjj1 #abi4 ,plan ,no4 #i1 cost #b1ejj1 #acb4 ,plan ,no4 #aj1 cost #b1fjj1 #acf4 ,plan ,no4 #aa1 cost #b1jjj1 #ada1 #adb4 ,plan ,no4 #ab1 cost #b1fjj1 #add4 ,plan ,no4 #ac1 cost #a1fjj1 #adf4 ,plan ,no4 #ad1 cost #a1ejj1 #adh4 ,plan ,no4 #ae1 cost #b1eej1 #aej4 ,plan ,no4 #af1 cost #b1hjj1 #aec4 ,plan ,no4 #ag1 cost #b1bjj1 #aed4 ,plan ,no4 #ah1 cost #a1fjj1 #aee4 ,plan ,no4 #ai1 cost #a1djj1 #aeh4 ,plan ,no4 #bj1 cost #a1bjj1 #aeh4 ,plan ,no4 #ba1 cost #a1gjj1 #afa4 ,plan ,no4 #bb1 cost #hjj1 #afa4 ,plan ,no4 #bc1 cost #a1fjj1 #afb4 ,plan ,no4 #bd1 cost #a1ajj1 #afb4 ,plan ,no4 #be1 cost #a1djj1 #afc4 ,plan ,no4 #bf1 cost #b1jjj1 #afc4 ,plan ,no4 #bg1 cost #c1jjj1 #afe4 ,plan ,no4 #bh1 cost #b1hjj1 #afe4 ,plan ,no4 #bi1 cost #b1fjj1 #aff4 ,plan ,no4 #cj1 cost #c1jjj1 #afg4 ,plan ,no4 #ca1 cost #b1djj1 #afi4 ,plan ,no4 #cb1 cost #d1jjj1 #agb4 ,plan ,no4 #cc1 cost #b1hjj1 #agc4 ,plan ,no4 #cd1 cost #b1ejj1 #agd4 ,plan ,no4 #ce1 cost #b1bej1 #age4 ,plan ,no4 #cf1 cost #b1jjj1 #age4 ,plan ,no4 #cg1 cost #b1ajj1 #agf4 ,plan ,no4 #ch1 cost #b1jjj1 #agg4 ,plan ,no4 #ci1 cost #c1ejj1 #agh4 ,plan ,no4 #dj1 cost #c1ajj1 #agi4 ,plan ,no4 #da1 cost #c1djj1 #agi4 ,plan ,no4 #db1 cost #b1hjj1 #ahj4 ,plan ,no4 #dc1 cost #b1bjj1 #ahc4 ,plan ,no4 #dd1 cost #e1jjj1 #ahd4 ,plan ,no4 #de1 cost #b1ajj1 #ahd4 ,plan ,no4 #df1 cost #c1djj1 #ahe4 ,plan ,no4 #dg1 cost #aj1jjj1 #ahg4 ,plan ,no4 #dh1 cost #c1djj1 #ahi4 ,plan ,no4 #di1 cost #c1djj1 #aij4 ,plan ,no4 #ej1 cost #aj1jjj1 #aib4 ,plumbing1 #fd-gd4 ,plumbing costs1 #bfh-bgj4 ,plumbing fixtures1 #fe4 ,plumbing1 practical1 #bdg-bfc4 ,porcelain water-closets1 #fi4 ,porches1 #ca1 #bbj4 ,practical house-building1 #aie-bgd4 ,preface1 #c1 #d4 ,prevention of freezing in plumbing1 #gj1 #ga4 ,privy vault1 #bji1 #baj4 ,purchase of a lot1 #cab-caf4 ,purchase on a rental basis1 #bia-bic4 ,radiation1 direct1 #hj1 #ha4 ,radiation1 indirect1 #hj1 #ha4 ,ready mixed paint1 #bdb4 ,rear stairway1 #fj4 ,reception-hall1 #ce1 #cf4 ,reception-hall decoration1 #hh1 #hi4 ,reception-hall mantel1 #hi4 ,refrigerator1 #dg4 ,refrigerator drain1 #dh1 #bda1 ,ridge coping1 #bdj4 ,ridge finish1 #baf1 #bag4 ,rodded joints1 #aii4 ,roof1 #baf1 #bag4 ,safety in plumbing1 #fd4 ,safes1 #beh4 ,sash weights1 #bai4 ,savings banks and building associations1 #bif1 #big4 ,schedule ,b1 #bfh4 ,sealed proposals1 #bhd4 ,second floor1 the1 #ei-fc4 ,servant's bedroom1 #fb4 ,service pipes1 #bdi4 ,sewer and vault connection1 #fe4 ,sewer connection1 #gb1 #bfa1 #bfb4 ,sewer gas1 #ff1 #fg1 #gb4 ,sheet glass1 #bde4 ,shower-bath1 #beg4 ,shingles1 #baf1 #bag1 #bah4 ,shingles1 painting of1 #baf4 ,shingles1 stained1 #bah4 ,shingle walls1 #bag4 ,shutters1 outside1 #bai1 #bbj4 ,shutters1 inside1 #bbi1 #bcj4 ,siding1 drop1 #bag4 ,siding1 ,german1 #bag4 ,side-hall plans1 #afd-aff4 ,sink in cellar1 #bed4 ,sink in kitchen1 #dc1 #bcj1 #bed4 ,sitting-room1 #ce1 #cf1 #ia4 ,sizes for framing lumber1 #bac1 #bad4 ,sliding doors1 #bbe4 ,soap-box1 #dh1 #di1 #bcb4 ,soft-water supply1 #bej4 ,soil pipe1 #ff1 #fg1 #bec4 ,splash board1 #bcj1 #bca4 ,splash board in bath-room1 #bca4 ,spouts1 #bdj4 ,staining1 exterior1 #bdc4 ,staining1 interior1 #bdc4 ,stained shingles1 #bah4 ,stairs1 #bcd1 #bce4 ,stairs1 combination1 #ei1 #fj4 ,stairways1 #ei1 #fj4 ,stairway1 combination1 #acg1 #adj1 #ada4 ,stairway1 rear1 #fj4 ,steam heating1 #hj4 ,stone foundations1 #bjg1 #bjh4 ,stone sills1 #bjh4 ,stone steps1 #bjh1 #bji4 ,stop beads1 #bbg4 ,stop cocks1 #bdi4 ,storm water connections1 #bfb4 ,stories1 height of1 #bad4 ,s trap1 #ff1 #fg1 #bfc4 ,street washer1 #bdi4 ,stove heating1 #hj4 ,stud walls1 #bae1 #baf4 ,tables in kitchen1 #bcj4 ,table of inside finish1 #bbd4 ,tank wood-work1 #bca4 ,terminating plan in building associations1 #bii1 #cjj4 ,terra cotta1 #bji4 ,tin hot-air pipes1 #bda4 ,tin-work1 #bci-bda4 ,transoms1 #bbf4 ,traps1 #ff1 #fg1 #bfc4 ,traps fail to act1 #gf4 ,trap screws1 #bfc4 ,trimmer arch1 #bje1 #bjf4 ,trimmers1 #bad4 ,valleys1 #bci4 ,vault and sewer connection1 #fe4 ,veneered doors1 #bbe1 #bbf4 ,veneer of brick1 #bjc4 ,ventilation and heating1 #ge-he4 ,ventilation1 drain1 #ga4 ,ventilation1 house1 #ge1 #gi4 ,ventilation of kitchen1 #di4 ,vestibule1 #ca-cc4 ,vestibule decoration1 #hg1 #hh4 ,wainscoting1 #bbi4 ,wainscoting in kitchen1 #di4 ,walls of shingles1 #bag4 ,wash-stand1 #gb1 #bei1 #bfj4 ,wash-stand wood-work1 #bca4 ,waste pipe1 #ff1 #fg4 ,water-closets1 #fh1 #fi1 #gj1 #bei4 ,water-closets1 porcelain1 #fi4 ,water-closet1 washout1 #fh1 #fi4 ,water-closet wood-work1 #bca4 ,water distribution1 #bdh4 ,water for builder1 #aig4 ,water for laundry1 #ef1 #eg4 ,water motor1 #bea4 ,water tank in attic1 #ga4 ,water seal1 #fg1 #fh4 ,windows1 #bah1 #bai4 ,wooden brick1 #bjd4 ,wood carving1 #ij4 ,wood-work for bath-room1 #bca4 ,wood for inside finish1 #bbe4 ,wood-work for plumber1 #bcj1 #bca4 ,wood-work for water-closet1 #bca4 99 99 99 99 99 ,,this ,,beautiful ,,book4 --,standard ,union4 ,,beautiful ,,houses4 ,,by ,,louis ,h4 ,,gibson1 ,,architect4 ,,author ,,of ,,convenient ,,houses4 ,,with ,,over #bej ,,illustrations4 #h,,vo4 ,,cloth4 #c4jj4 ,since the publication of his ,convenient ,houses ,mr4 ,gibson has been abroad1 where he made a careful study of the national architecture of many countries4 ,mr4 ,gibson is remarkable for the skill with which he manages to utilize ordinary waste spaces1 to place every possible convenience in the housekeeper's hands2 in short1 to apply common-sense in an uncommon manner4 ,no one interested in building a new house1 or altering over an old one1 could fail to obtain valuable hints from his books4 ,the volume is sumptuously illustrated1 and will be a delight to all connoisseurs1 both of architecture and of book-making4 ,contents of the ,book4 ,,house-,,building ,,an ,,art4 ,ugly houses1 uneducated architects1 cost never measures the artistic1 development of art in building1 the primitive house1 first principles1 the ,greek temple and the ,indian hut1 the old ,roman and the ,old ,colonial1 ,romanesque architecture1 ,gothic architecture1 decline of the ,gothic1 the ,renaissance1 modern architecture of ,europe1 characteristics of modern ,american architecture1 etc4 ,,the ,,world',s ,,homes4 ,french domestic architecture1 twelfth century building1 floor plans of domestic structures1 picturesque stair towers1 half-timber architecture of the twelfth century1 our use of ,french examples1 ,breton customs1 furniture1 ,french chateaux1 ,english domestic architecture1 domestic buildings of the sixteenth and seventeenth centuries1 picturesque details1 from the ,gothic to the ,renaissance1 modern architecture of ,germany1 ,swiss architecture1 ,old ,colonial architecture1 a classic development1 characteristic ,new ,england architecture1 luxurious character of the ,old ,colonial in the ,south1 etc4 ,,some ,,house ,,plans4 ,relation of the exterior to the location1 the dormers1 the inside finish1 mantels1 a centre-hall plan1 frame building1 a little room for cloaks and wraps1 decorative forms1 interior photographs1 external details1 ,greek mouldings1 a wide central hall open at each end1 large rooms1 a picturesque stairway1 color schemes in decoration1 description of floor plan1 a fine location1 a river front1 picturesque stair-hall1 a smoking-room under the balcony1 etc4 ,,materials ,,and ,,details4 ,shingle-houses1 the proper surroundings1 the stains of time1 artificial stain1 examples1 slate walls1 fireplaces and mantels1 character in mantels1 tile facings1 onyx and brick1 doors1 the defensive1 hospitality1 material1 foreign examples1 domestic doors1 stairs1 foreign examples1 broad landings1 ,old ,colonial stairways1 iron railings1 furniture1 architects' designs1 sideboards1 bookcases1 seats1 lounges1 screens1 grilles1 walls and ceilings1 etc4 ,,the ,,architect4 ,the architect and the housewife1 business and the arts1 costs1 proper understanding of the client's wishes1 plenty of time to make plans4 ,press ,notices4 ,new ,york ,sun4 ,a handsome book1 copiously illustrated1 giving foreign examples in domestic architecture1 a collection of ,american house plans1 and including a consideration of materials and details for the benefit of the artistic house-builder4 ,chicago ,evening ,post4 ,a most timely publication1 and will find admirers among amateur builders as well as trained architects4 ,boston ,advertiser4 ,mr4 ,gibson's book is something more than an enunciation of theories4 ,under the headings ',some ,house ,plans' and ',materials and ,details1' there is a practical working out of the architect's general idea4 ,this part of the work is most valuably suggestive1 and the intending house builder will find it greatly to his interest to consult ,mr4 ,gibson's books4 ,the present volume is one in which marked utility is combined with great beauty4 ,detroit ,free ,press4 ,it would hardly seem possible that a work on house-building could be such pleasant reading as is this handsome volume4 ,congregationalist4 ,his former book met a real need4 ,his present work is full of wise and practical suggestions as to securing beauty without sacrificing convenience or running into extravagance4 ,all about to build or reconstruct a house will find it helpful4 ,indianapolis ,news4 ,this work is a credit to ,mr4 ,gibson and to his profession4 ,it is a reflection of deep knowledge of architecture1 and of experience in the practice of the profession4 ,the illustrations are abundant and excellent1 and the whole is a beautiful piece of book-making4 ,an appropriate cover is designed by ,david ,gibson4 ,literary ,world4 ,the author is an architect of knowledge1 ideas1 and tastes4444 ,to any family projecting a home of their own this volume will bring a multitude of helps4 ,bookseller1 ,newsdealer and ,stationer4 ,one of the handsomest and at the same time most practical books ever published by the ,crowells4 ,for ,sale by all ,booksellers1 or sent postpaid by the ,publishers on receipt of price4 ,t4 ,y4 ,,crowell ,,co41 ,new ,york and ,boston4 99 99 99 99 99 ,transcriber's note3 ,obvious punctuation errors have been corrected and missing punctuation has been added4 ,archaic words and misspelled words1 as well as inconsistent hyphenation1 have been retained with the exception of those listed below4 ,page #fj3 the added for continuity 7,the rear stairway should be connected with the front part of the house74 ,page #hi3 of added for continuity 7,this arrangement frequently admits of the placing of a seat along one side of the outer part of the lower landing47 ,page #bib3 ,no footnote is included at the bottom of the page for the reference contained in the text4