The question of buying or renting a house which shall offer shelter and make a home for the family is often a difficult one in these days. Formerly private possession was much more universal than at the present time. It is more or less impossible within a wide radius of the center of our largest cities to-day to buy a single house at any price. For this reason people are more and more forced to rent, and must share a house with other families, usually, either in double houses, apartments or flats. Many of the objections which are to be urged against boarding are equally forceful for this manner of living. The too close proximity of others is a misfortune, yet it is preferable to boarding, since some privacy and individuality may still be preserved. Some, feeling the natural instinct of ownership too strongly to be content to give it up so completely, will prefer to go into the suburbs and rely upon electric cars or other means of transportation, for going to and returning from business.

The difficulties which present themselves when one considers buying, may be summed up under the following heads:

1. Scarcity of available houses in places of any size.

2. Greatly increased cost, due to increasing valuation of property.

3. Tendency of fluctuating business, causing changes in plans or place of residence, necessitating the disposal of a house at a sacrifice.

4. Unforeseen changes in business centers in our rapidly growing towns, and cities, greatly affecting the desirability of the location for a home.

5. Constant expenditures required to keep a house in repair, often in excess of rent.

6. Decreasing tendency on the part of young people to have a saving fund which can be used or which they are willing to use for purchasing a home.

The advantages of owning a home when it is at all possible or feasible, far outweigh these disadvantages. Renting tends to develop demoralizing habits of carelessness and indifference. The word "home" should have a meaning for us vastly deeper and richer than can be bounded by four walls, it is true, or than can be centered in material or outward covering, yet al7 such aids prove vital in developing and strengthening the highest regard for the name with children. The man or woman is to be profoundly pitied to whose mind the name does not recall a definite and loved spot as the home of childhood.

Nothing contributes more surely and steadily to the development of a worthy citizen and through him of a worthy community than proprietorship in his home. It removes the temptation to move from place to place - always a great hindrance to the development of an ideal home. The family that rents tends to disregard property rights and to enter with less pride or concern into the neighborhood life. As soon as a home however humble, is acquired, a pride is taken in it and its surroundings and the sense of personal responsibility for the tone of the community is much keener.

In providing for shelter either by buying or renting, three factors should play a part, (1) sanitary requirements, (2) those things which, like location and architectural appearance, answer the social requirements, (3) and standards of living. Sanitary requirements may well be placed first. Money is well and economically expended which secures the best possible sanitary conditions. Failure at this point has cost many families far more than the two or three dollars' difference per month in rents by adding doctor's bills - most uneconomical of all expenditures - to the lowering of vitality and decreasing of efficiency.

Distinction should be made between essentials and non-essentials, between showy cheats and real worth.

Legitimat Expenditure

Essentials and Non-Essentials

Bright gilding does not make good plumbing nor does an especially fine porch bespeak a carefully constructed cellar. Some of the principle requisites are: Ample air space for each individual, (300 cu. ft. for each person having been found to be the lowest amount permissible according to sanitary rules) ; light, fresh air and water in abundance. Drainage conditions should be above suspicion within and without. A house so constructed as to require the minimum of labor to care for is also a wise and economical consideration. The housewife will be surprised in her search for these requirements to find what poor provisions exist in most houses. The demand for the best sanitary conditions has been so slight up to the present time, that those who build have not found it essential to give them large attention, since selling or renting so seldom depends upon these things.

If a house is found which is offered at a price less than others which are similar in the vicinity, one of three reasons may be found to account for it. Either it is an old house out of repair, or is in an undesirable neighborhood, or it is simply cheaply constructed. In weighing its merits great care should be exercised to distinguish as to the cause. If it is such as to be a menace to health, physical or moral, one has no right to choose it. If it will cost more to put it in good condition to live in than the difference, or if operating expenses, as fuel, will be increased more than enough to offset the difference, then it is poor economy to select it; but if the difference is merely one in incidentals such as more or less expensive woods for finishing, etc., then it may be wise to sacrifice a little at this point rather than in something more vital.

In building, the demands of modern life require, not including cost of land, an expenditure of about $1000 per person, or $4000 for the typical family of five persons. It is easy to vary this to the two extremes. In most localities, $10,000 should build all that any family could use for themselves alone so far as essentials go.

The cost of building varies so greatly that no very definite estimates can be given. In parts of the United States where building materials and labor are high the cost of a house may be nearly double that in places where prices are low. The recent experience of others or the conservative estimate of a local architect or contractor is the only safe guide.

The difference in expense too often represents other than legitimate reasons: A large expenditure frequently represents bad taste and showy ornamentation rather than more abundant sunlight, fresh air and cleanly surroundings. A good rule to bear in mind is that "less should be spent for the mere house and more for what goes on in it - the real life."

In deciding what may be legitimately spent for rent one may safely estimate whatever is necessary to secure the requisites for health. It ought to be possible to secure safe surroundings at a cost not exceeding 20 per cent of any income between $500 and $5000 a year, not including the expense of heating and lighting. If more than that is necessary, it is an indication that the sanitary standards in the community are not as high as they should be. As a matter of fact low standards which the individual alone is powerless to correct often force the expense to 25 per cent to secure safety.

The location of a house in its relation to place of business, school, etc., should be considered. If at a distance so that carfares are necessary these should be reckoned as a part of the rent. In considering the rent of a heated apartment about $5 per month should be credited for the heat, in addition to janitor service and hot water if these are furnished.