and out, but the numbers of the men are well subdivided and the method is as rapid as can be under this system. All the men seem to be able to check in or out in about 5 to 8 minutes."

SPECIAL LABOR CANVASS.

Another investigation by the Industrial Relations Division was directed toward ascertaining the approximate number of men and women already living in the vicinity of a proposed housing project for a bag-loading plant, who would likely work in the plant upon its completion, as well as the number of the construction force at work erecting the plant who would likely remain there as operatives. The locality was in an open, thinly-settled country district, from which it was evident that no appreciable number of workers could be drawn. Near by, however, was a city population. A pressing demand for labor was found to be operating upon it, at the lowest estimate 6,000 workers of all classes being urgently needed in the district. Even if it had been possible to have transferred employees from its nonessential industries, there would not have been enough men to have supplied the demands of the immediate section of the city, and, of course, no surplus for the locality where the houses were to be built. A census of the man power of the district made through the State farm. labor bureau also showed an acute labor shortage in the vicinity of the proposed project, all the available labor supply having been drawn away, so that the farmers themselves were in a critical condition as regards labor. Efforts of the Y. M. C. A. interstate committee to secure a number of older boys to work on the farms in place of the men who had gone into the industrial field had proved negligible. Even a house-to-house canvass through that entire section had been made without appreciable results, as had also strong appeals in moving-picture theaters and by means of letters to ministers and leading merchants. A study of the transportation facilities disclosed that they were wholly inadequate for the needs of the section. The sum and substance of this investigation was the conclusion that practically all the operatives needed by the bag-loading plant upon the completion of its construction would not only have to be brought into the locality from distant points but that they would also have to be provided with housing accommodations.

OTHER INVESTIGATIONS.

Activities of the division also included investigations and reports on rent profiteering in Washington; welfare work among Housing Corporation employees;

labor conditions in New England and New York; constitution and by-laws and preliminary organization of a Housing Corporation club; observance by contractors of the provisions of contracts covering protection and safeguards to employees; fire hazard in the Housing Corporation office building; social agencies for assisting Housing Corporation employees; possibilities of colored labor supply in the Southern States as a source for workers on housing projects; characteristics of the local labor supply at various points; workingmen's compensation provisions on Housing Corporation projects; recreation facilities for workingmen; welfare work for building operatives; and so on.

Such other matters as the following also came under the jurisdiction of the division: The adjustment of wage claims of employees against contractors; interpretation of the rules of labor unions in their application to housing projects; rulings in scores of individual cases as to payment of transportation of employees to and from the projects; responsibility of contractors for hospital and funeral expenses of employees; discrimination against the employment of Jews by housing contractors; complaints against contractors of nonconformity with union-labor regulations; the discharge of employees; complaints of United States Employment Service against contractors for alleged violations of its regulations; wagepayment systems of contractors; jurisdictional disputes between building crafts; relation of superintendents and foremen to union employees; jurisdiction as between contractor and labor union over specified official positions on projects; privileges of the "walking delegate" of labor unions on housing projects; and so on.

PERSONNEL.

The complete organization of the Industrial Relations Division, excluding the office personnel, follows: Manager: Frank J. Warne, Washington, D. C. Assistant manager: Darrell H. Smith, Glen Ridge, N. J. Special representatives: James T. Young, Philadelphia, Pa. ; B. F. Baker, New York City, N. Y.; Lynne K. Lewis, Philadelphia, Pa.; James W. Mason, Cleveland, Ohio.

Welfare directors: Carl Beck, New York City, N. Y.; Sam Trachtenberg, New York City, N. Y.; J. F. Trazzare, Atlanta, Ga.; C. W. Kinney, Bethlehem, Pa.; E. A. Shields, Bethlehem, Pa.

Field agents: John J. Lynch, Boston, Mass.; Charles B. Puglisi, New York City, N. Y.

Statistician: Clara Ella Lang, New York City, N. Y.

FRANK J. WARNE,

Manager, August 3, 1918, to July 31, 1919.

One of the most important branches of the work of the operating representative is the selecting and placing of his tenants. The principal thing is to place the right family in the right house. Each prospective tenant is investigated so far as is practicable. If possible, the operating manager makes a visit to the -house in which he is living at the time of his application to see under what conditions he lives and how he keeps his home. Information is also secured as to the family's general character and reputation. If in the opinion of the operating manager the applicant would make a good tenant he fills out an application and helps him select a house suitable to his needs. The necessary contracts are drawn up and he moves in.

2 These are old apartments.

RENT COLLECTION AND INSPECTION.

Another important feature of this work is the matter of the collection of the rents. There is a tendency among a few of the tenants to try to make us wait occasionally for the rental money. By careful supervision of our tenants we are able on many projects to make monthly collections approximating 100 per

cent.

The inspection and supervision of the property is most important and occupies a good portion of the time of the operating manager. The frequent visits and inspections make the tenants realize their responsibility in keeping their houses in good condition.

COMMUNITY FACILITIES.

The operating representatives take care of the social, recreational, and welfare features, so as to provide a type of home life leading to better citizenship. At a number of our projects playgrounds are provided for the children and at the Quincy dormitories there is a men's clubhouse.

The operating managers work with the local city and town officials in the matters pertaining to public utilities. They are also in close contact with the leading business men and manufacturers of the town or city.

CAFETERIAS AND HOTELS.

At a number of projects considerable difficulty was experienced in the matter of housing the workingmen engaged in the construction work. The operating division was appealed to and as a result in two instances (Norfolk and Bethlehem) opened up cafeterias. These cafeterias were conducted by trained restaurant men and careful consideration was given to the choice of food. The workmen were thus able to obtain hot meals at a reasonable cost. Modern methods were adopted to serve these men so that no time would be lost.

In one project, Kittery, Me., it was found that the time was too short to build houses, so it was necessary for the operating division to purchase a number of unoccupied hotels. These hotels were fitted up, practical hotel men were placed in charge, and rooms were rented the workmen at a nominal charge. The result was that the housing situation at these places was immediately solved.

RENTAL POLICY.

Due to the scarcity of housing facilities at all points where the corporation built houses for war and industrial workers, it was deemed advisable to permit tenants to move in despite the incomplete condition of the streets. For in nearly all cases the tenants were compelled to pay storage on their furniture and were unable to get suitable quarters elsewhere. In many cases interior painting and papering had not been done. Rentals have all been placed upon a tentative basis until the projects are entirely finished. The rents have all been based upon instructions given from the Washington office, that the rentals for each house must be fair and reasonable both to the Government and the tenant. Also due consideration was given to the rental of similar homes in that locality, so that private capital would not discontinue building homes or private investments be destroyed. Later, when the sidewalks, roads, grading, and planting were finished and in every way complete, a special appraisal was to have been made by representatives of the National Builders' Association, who are thoroughly familiar with the cost of building houses similar to those built by the corporation, representatives of the National Fire Insurance Underwriters, local real estate men, and others who would be posted on values of the completed houses on our projects. Upon this appraisal the sale price and rentals were to have been based. Actually, appraisal was made for sale only, due to the instructions received from Congress in July, 1919 (see pp. 57-58).

Suggestions to tenants of United States Housing Corporation.

In order that the ground surrounding your house may be properly cared for, the house itself kept in good repair, the general condition kept in a satisfactory manner, and your occupancy made as pleasant as possible, the following information is given with the request that these suggestions be observed.

It must be remembered that the house you occupy was built with Liberty bonds. The houses belong to the United States Government, therefore, they belong to the people to you. This project will be on exhibition, so to speak, because it is one of the largest places of its kind built by the Government, and naturally interest generally will be directed here. The project will be visited by people from all over the country, and each of you must feel that "our house" is ever in order for the unexpected visitor. Let us make our project a model which will be copied by others. The result rests largely in your hands. The appearance of each house, inside and outside, goes to make up the general appearance of the project. You have been provided with all modern conveniences in these homes that make for cleanliness, comfort, and happiness. It is up to you to use them properly.

In occupying the house make an inspection of it. It is important to start out right. Go over the house from top to bottom. Try the windows, latches, shutters, and doors. See that they operate properly. See that no window panes are broken. Try your faucets. They should not leak. See that keys operate easily in the locks. Bear in mind that this house you are occupying may be your own property some day. By taking care of the house the same as if you owned it, you will make it a happier home for yourself.

The walls of your house have been carefully plastered. Therefore do not drive nails into the walls, as to do so invariably cracks the plaster and the most expert plasterer can not point up a hole in the wall to look as good as it did when originally plastered. To handle pictures the right way, a picture molding has been furnished in every room and picture hooks can be furnished at small cost.

No effort has been spared to provide a good roof on your house, and the interior of your home ought to be free from moisture. If after a hard rain there are any defects in the sides or roof of your house, moisture will appear through the plaster. Such defects will appear around the window frames or on the ceiling. Watch this feature and advise the operating representative if any leaks are noted.

Do not let your faucets or other plumbing equipment leak. You are paying the water bills directly if living in a house, and indirectly if in an apartment. A small constant dripping of water will increase the bills. The usual cause of a faucet leaking is some trivial matter, such as a worn washer, and replacement or adjustment can be made at little or no expense. Oftentimes you will be able to make such minor repairs yourself.

Remember that you have receipted for all removable equipment that goes with your house, such as gas ranges, water heaters, fixtures, gas jets, etc.; therefore it will be well to guard against their loss, as duplicate equipment will be charged to you, or upon vacating the premises they must be returned in good condition.

When leaving the house upon a visit or upon retiring at night be sure to lock the doors and windows. When leaving the house be sure that the windows are closed; a storm may arise and rain and wind damage not only the interior of the house, but your personal possessions as well. Moreover, open and unlocked windows encourage burglary.

According to the terms of your lease, certain repairs that are necessary as a result of want of care on your part will be charged tɔ you. A careful record is kept of each house, so that this office knows just what repairs are made to your particular house, the cost of same, and the date made. Certain renewals, such as tinting walls, painting woodwork, porches, etc., will be made at the expense of the landlord only after a reasonable usage. Therefore, abuse by the tenant causing the repairs to be made sooner than necessary, will result in the expense being charged to the tenant. This office will be prepared to make minor repairs at the expense of the tenant when damage is caused by him, such as broken window panes, choked plumbing, etc.

Rents are payable in advance the first day of each month. They are payable at the office of the corporation. Collectors will not be