"Must you keep the children out of the yard?"

"Yes; they would make an awful lot of work for the housekeeper."

Investigation proved that the owner of this property supported the housekeeper in depriving even the babies of the use of these yards. A mother could not roll a baby carriage around the yards, because her older children, if she had any, would be sure to go into the yards to see her.

The rents for four rooms, two absolutely dark, ventilated through the dark and unventilated halls by a window eighteen inches square, were $22, $20 and $18 per month, respectively, for each floor. The streets in front are overcrowded, dirty; when the trucks were in the streets, two were always standing in front of these houses. Push-carts now replace the trucks.

The people stay in these houses year after year. A bill never appears on them. The arbitrary restriction as to the use of the yard is not counted against the property, because it is so clean, kept in such good repair, and the character of the people scrutinized before they are accepted as tenants. It is generally understood that the renting of furnished rooms is not approved. The housekeeper finds a tenant who rents rooms objectionable.

In a neighborhood where every house shows year after year a loss of character, people poorer and more ignorant becoming tenants, these four houses retain the appearance of comfort and respectability. Among the tenants there is but little intimacy; they appear to have little in common.

The women are never heard in the halls, nor do they loiter about the doorways. The men are all skilled workmen, earning good wages--clerks on small salaries, or in city departments, all natives of New York. The wives were all wage-earners before they were married. They dress well; most of them are fairly good housekeepers. All buy their children's clothes ready made; two make their own dresses. For their children they are ambitious, and expect to keep them in school until they are sixteen. This the children defeat. The boys get places during the summer vacations in their fourteenth year, refusing to go back to school. The girls are contented until fourteen, and then they grow restless, becoming wage-earners; all that they earn is spent for their clothes. The wages of the father may no more than meet the expenses of the family, but this is not considered. Clothes are the essentials. A man having a salary of $1,400, living in one of these houses, had to go in debt the first week of a serious illness of his wife.

He did not have a dollar in advance to meet emergencies. He was a proud, indulgent, tender husband and father.

This type of house and this cla.s.s of tenants are disappearing from the East Side. The remnant of this cla.s.s who remain are held by political affiliations or family ties. The men enjoy the sense of power that comes from this connection, and realize fully that to leave the district would mean a loss of social prestige, or, if minor politicians, a loosening of their hold on the people to whom they represent political power. Many of this cla.s.s remain in the section because they hold positions in the city departments in return for active service in the interest of the political machines.

Not far away from these tenements is another in which are sixteen families.

The rents in this house range from $5 to $9.50 per month for two to three rooms. The house is dirty, neglected; violations of the sanitary laws are evident from the front door to the roof, on which tenants occupying the front rooms must dry their clothes. The water is in the dark halls; in winter, for days at a time, the pipes, both water and drain, are frozen and burst; yet the tenants stay year after year. One woman, the mother of four children, was born, married, her four children were born, and her husband, mother and father died in this house. She has never moved, except across the hall, up and downstairs, as she has been able to pay more or has been forced to reduce her rent. The women in this house know almost nothing of housekeeping. The men are employed only about half the time. The number of children in the house averages three to each family. It is a New England hamlet under one roof in this particular. If there is sickness in any family, it is the concern of every tenant; if a man is out of work, it is a community misfortune, and to be shared. A new hat for man or woman is the cause of rejoicing, for it is the badge of respectability for any in the house who may need it in an emergency. The whole household, for such it seems to be, are poor, very poor; thriftless, unambitious; the men somewhat given to drink to excess; yet the spirit of neighborliness shames criticism. A woman in this house ill four months was nursed by her neighbors night and day. Her house and children were cared for, food provided when necessary. Comment on their loyalty and devotion was met with the response: "G.o.d knows how soon she may be doing it for one of us." Yet when that woman, whom most of them had known all her life, gave evidence of pregnancy a few months after her husband's death, not a woman crossed her doorsill until the birth of twin babies within the period of time redeemed her character. Whether from remorse or love, ample return for this cruelty has been made many times.

In the two-room apartments in this house there is one closet, with shelves about six inches wide. This is in the one room that serves as living-room, kitchen, dining-room--a room less than eight feet wide. The bedroom is perfectly dark, ventilated by a square window into perfectly dark, unventilated halls. A full-sized bed leaves the width of the door between it and the wall. The three-room apartments have outside windows--five to the three rooms. There is a closet in the kitchen and one in the large room. People talk of poverty, but few people know what it is. A woman who had moved into the three-room apartment had hung all the clothing for five in family in the one bedroom on four nails. In reply to a protest, she said patiently and quietly: "There are no hooks in the closet in the front room, and I hadn't a penny to buy any." Ten cents provided that closet with hooks. A comment was made on the keeping of the washtub under the kitchen table. "Why do you not have the tub carried to the cellar?" An expression of self-pity pa.s.sed over the woman's face as she explained that the tub would have to be carried down three flights of stairs, out on the street, around the corner, down the cellar stairs, and then to her coal cellar at the extreme end of the cellar.

The house stands on a corner, the entrance from the street at the extreme end of the west wall. The cellar door was formerly close to the entrance door, but the landlord built in the back end of the cellar an oven when a baker hired the store on the first floor. A cellar door was then opened at the farthest part of the front, or south wall, one hundred and twenty-five feet from the entrance door of the house. Is it surprising that coal is bought by the pail by all the tenants? That tubs are kept anywhere in their rooms where there is s.p.a.ce?

Shiftlessness, thriftless uncleanliness marks even the sidewalk about this house. The dirt inside or out troubles n.o.body. Children will spill half the contents of the garbage pail they are carrying to the cans in the tiny yard, in halls and on the stairway. It is kicked out of the way without comment. Dogs or cats, and ofttimes both, are members of the families who live under this roof. The unsanitary conditions of the closets in the yard arouse pity for the tenants on the first floor; but no tenant thinks of complaining to either the housekeeper or the authorities. It would be useless, and would get them into trouble. The present owner is willing to kalsomine the bedrooms and halls each spring, but the tenants object because it makes a lot of work.

In August, two years ago, the writer was going up the first flight of stairs in this house, when a baby voice was heard pleading: "Pease tum fas'er; oh, pease tum fas'er; I 'ant to do p'ay; I 'ant to doe on steet; pease tum fas'er." On the third floor a tiny boy stood in front of the sink talking to the faucet, from which a tiny stream was flowing into a little tin pail. An infant's voice from one of the rooms told the story. The mother needed water and could not leave the baby. Perhaps this was the tiny nurse of mother and baby, big enough to call a neighbor to do what he could not do.

When it is remembered that this stream of water from the faucet represented the water supply for four families, the difficulties of cleanliness under those conditions may be slightly appreciated. In spite of the dirt, the darkness, the unsanitary conditions of this house, the thriftlessness and ignorance of the tenants, there is a spirit of neighborliness in it that puts the critical to blush. Without a doubt the housekeeper, who is a shrewd woman, fosters this spirit of neighborliness. She smiles as she says: "They gets so used to each other they hates to be separated." Neither house nor tenants seem to go below the level established twelve years ago.

There is a housekeeper who does mission work of which the world takes no note. She is the woman who in the true sense is an altruist. By her force of character, her hatred of inefficiency, her love of order, she compels the women who become tenants who do not know how to keep house to learn how.

The writer knows intimately such a housekeeper. She had charge of a four-story tenement on the lower East Side. The house was of the type known as "double decker." There were four apartments on each floor; the front consisting of a kitchen, living-room and two bedrooms; the back, of one room and two bedrooms. Small windows near the ceiling in kitchen and bedrooms opened on a narrow s.p.a.ce between this and the next house, which was an old-fashioned residence. A similar opening in that house enabled the neighbors to look into each other's rooms. Water and refuse were thrown into this s.p.a.ce between the two houses, and sometimes into the rooms of neighbors unintentionally. There was war, bitter war, because of this; for the large tenement was occupied by a part of the remnant having social standards left on the lower East Side.

There was water in all the kitchens of the large tenement. The halls were absolutely dark, but were free from the nuisances of hallways having sinks.

Stairs and halls were covered with light oilcloth, the stairs having bra.s.s treads on the edge. Everything was kept as clean as soap, water and muscular strength could keep it.

The first visit was made to this house long before Colonel Waring had shown what clean streets would do in the tenement-house districts. On the street curb in front of the door stood three ash barrels filled within three inches of the top, carefully covered with newspapers tucked in around the edge of the contents. This indicates the standards of this housekeeper. She hated dirt and disorder. She could not be happy where it was. She forced by tact, coercion, persuasion, any and every means, her way to the heart and home of every ignorant housekeeper who came under that roof. She taught cooking by sending cake, bread, soup she had made to the tenants, and arousing the desire in them to learn how to make that particular dish. She inst.i.tuted an exchange of skill among the tenants. The woman who could make a dress and not a hat exchanged skill with the one who had been a milliner.

The woman who made bread and failed with cake exchanged skill with the cakemaker. They even took turns in going to the theatre, the neighbor staying home and taking care of the children.

The property was more valuable every year; no bill appeared at the door. It stood apart from its neighbors for years. This housekeeper was compelled to give up her responsibility and left the house, as she wisely said: "No one would manage it in my way. I could not get on in peace." Six months after every tenant had moved but the liquor dealer; and even his bar-room had sunk to a lower level. A building in which many homes might be maintained is now merely a place of shelter. People move in and out; no relations are established; there is nothing to hold the tenant here above any other house. The owner has sold the property, hating its present character.

Again, tenants will be the victims of vindictive housekeepers, who for any and no reason will begin a system of petty persecutions to compel a tenant to move. Then there is the gossiping housekeeper, who keeps the tenants at war. It is no secret that the method of rent collecting of some housekeepers holds tenants year after year. They will take the rent in the smallest sums, daily or weekly. By the end of the month they will usually have the full amount collected. The houses where this system prevails are the most objectionable. The tenants for this leniency endure positive evils. The important thing is a place of shelter for the family. Work is uncertain, or long periods of idleness has made the payment of rent impossible for a period. The housekeeper understands and becomes responsible for keeping the tenant until the rent is paid. In return the tenants endure neglect of duty on the part of the housekeeper. Silence is their expression of grat.i.tude. No repairs are made, for none are demanded.

The house sinks lower and lower; anybody can move in on the payment of part of a month's rent. The vacant rooms are dirty--give visible evidence of the presence of vermin; but the family evicted with only half a month's rent in hand cannot afford to be critical. This is the house that makes the slum.

Two housekeepers of tenements were discussing owners and tenants before the writer. One was rigid, keeping the house astonishingly clean, with rooms rarely vacant; the other, always in trouble with the tenants, always having some one to evict, threw the blame for her troubles on the tenants. The first one listened, finally saying slowly: "No, you are the one. You get cross and abuse the children. You make pets of some children and some mothers, and the others see it and get mad. Then there is a fight. To keep a house you must treat everybody the same. You must make good rules; you must do your part and make every tenant do her part. I've had two of the tenants you put out of your house five years. They are good tenants; watch yourself."

[Ill.u.s.tration: A TYPE OF THE PRESENT.]

There are landlords who care for nothing but the income from their property. Any kind of tenant who will pay rent is acceptable. Any housekeeper who collects the specified amount may hold control without question. The housekeeper may have standards, but these are swept aside by the exactions of the landlord. The rents in such houses are usually high, because there is such a percentage of loss in rents. This house also contributes to the creation of the slum.

The careless and apparently malicious destruction of property by tenants is not appreciated by those who touch this question of tenement houses superficially. No means has yet been found to make the tenement-house population understand that the abuse of property is a factor in their rent problem. Within a year the writer was walking with a group of women, two of whom were housekeepers in tenement houses. This question of tenants was being discussed freely by the women who were tenants as well as the housekeepers. It was interesting to find that all agreed that one family could change the character of a tenement house for the worst, but one family could not improve its character. The reason was that the family above the tenement came only to reduce their rent during a hard time, while the family with evil tendencies stayed until they were put out, to go into a cheaper tenement and lower that. They agreed that where housekeeper and tenant got on well together both hated a change. The two things that dragged down the character of a tenement was beer-drinking and destructive children--children allowed to "run wild." These women insisted that there never would be quarrels in tenement houses were it not for these two causes. A woman who drank beer would invite her new neighbors to drink.

They would treat in return, and the house would show it at once. The women who drink beer in this fashion grow careless of their persons and their homes; they get rid of their children, who soon learn to enjoy the freedom from control. The children destroy the property first in play, through carelessness, and later grow malicious.

If a housekeeper is sharp and shrewd, these women tenants claimed that she could at any time get rid of an objectionable tenant; but the housekeepers held that if the owner did not care for anything but rents, the housekeeper was often compelled to let in and keep in objectionable tenants. They admitted, one and all, that houses fairly indicated the character of the people who would live in them, and that rents regulated the cla.s.s of tenants to a very great degree. They admitted that at times one could find tenants who had lived for many years in one house where conditions had changed for the worst. But it was unusual. People now selected houses where those of their own faith, and, if foreign, those of their own nationality, at least predominated. That this tendency was seen more and more every year. This group of women were among the remnant of Christians left on the lower East Side. All had been born there of Irish parentage. They lived in the houses bordering on the edge of the East River--old houses on the plan of the first tenements erected in New York, or in houses designed for one family and now holding four to eight. Two of them lived in houses built in a row erected eighty-three years ago. They were two-story, dormer windows and bas.e.m.e.nt frame houses, built without an area, the door to the bas.e.m.e.nts opening like a cellar door on the street.

These bas.e.m.e.nts were occupied by a family each. Fourteen of these houses are still standing. The people in this section live a life entirely their own. They have been crowded out, the more prosperous, by the Hebrews, while the remnant find themselves hemmed in by them.

These people live in the confines of a Roman Catholic parish that twenty years ago contained nearly eleven thousand souls of that faith. Three years ago the priest in charge estimated his parish at less than four thousand, and that four thousand remained because they were too poor to get away, he declared.

The Hebrews, as tenants will, on the same block show many social grades, many degrees of poverty and prosperity, many stages of development in American civilization. There is a sense of feeling of brotherhood that other people lack. The houses will range from the most uncleanly, ill-kept, to the new tenement with ornate entrance and modern improvements. The most modern will, on entering, be found with walls marked and broken when the wood-work is new. No one seems troubled by this destruction. The housekeeper does not struggle, for it is expected and charged for in the rent. Plumbing is of the simplest, for it is expected to present the largest percentage of loss in the administration of the property. One of the most elaborate of the new tenements erected on the lower East Side was visited three months after it was occupied. Every hallway from top to bottom of the house had broken plaster and was marked by pencil and crayon.

The plumber was then a daily visitor. This house a year afterward bore on the interior evidences that years of hard usage might have brought. The housekeeper collected rents and attended to the garbage. She was utterly indifferent to the appearance of the house, which, intended for prosperous families, was a nest of sweat-shops, where even children of six and seven were employed. The rents had been collected; that was the owner's only requirement.

The West Side is congested, because manufacture and storehouses are displacing the houses. Rents are high, and the houses for the most part old residences occupied by several families. The people, generally, are Americans. They are deeply attached to this old section, because it is their birthplace; and for many of them an even deeper attachment prevails, for this section was the birthplace of parents. The houses often are found to have lifelong friends, often relatives, as tenants. The tenants keep the halls and stairways clean in turn, and the houses generally are well kept up. Here one tenant is allowed a rebate on rent for renting rooms, collecting the rent, caring for the sidewalk and stoop, the garbage and ash-cans. The majority of the people in this section are Protestants. The Protestant churches are well maintained. The Trinity Corporation supports kindergartens, cooking and sewing schools. The Judson Memorial is a very attractive gymnasium, that brings children from as far west as the North River. The Methodist Church holds many who in no other section could find the same equality and freedom. The vocabulary of the people through this section shows the effect of the newer activities in the modern churches; the effect of the enlarging interests of the children in art and nature through the public school education.

While the people are living on small incomes, often on uncertain incomes, life is lived at a much higher level than on the East Side. Children are not so precocious in evil knowledge. This difference is due largely to the fact that the houses contain three and four families at the most; that the apartment houses in the section are beyond the reach of any but the skilled working man. He holds his own at high rental in the house that shelters but three other families like his own. His neighbors are people of like ambitions as his own, and demand what he demands.

[Ill.u.s.tration: A CORNER IN A WORKINGMAN'S HOME.]

The housekeepers in this section differ essentially in their relation to the tenants from those of the more heterogeneous population of the East Side of the city. One resemblance is recognized--the effect of the character of the housekeeper. Here, as on the East Side, to a very large degree, the comfort, health, peace and good-will of the tenants in every house depends on the character and the spirit of the woman who controls the property for the landlord.

The law of natural selection holds good. The housekeeper holds the tenants who are satisfied with the conditions she creates. They, especially the children, develop in habits of cleanliness, in care of property, in respect for the rights of others, as the rules of the house enforced by the housekeeper compel. It is in her power to get rid of those who do not accept her dictates, let them be what they may--just or unjust. The housekeeper will make her presence felt. If she violates the law in the disposal of garbage outside of the house, tenants will violate the law she makes for them in the care and disposal of garbage inside the house. If she is compelled to obey the law, she will compel tenants to obey the law. It is this that makes the morale of the Department of Street Cleaning so important. If the part of the house which in renting tenants agree to keep clean is not kept clean, the observer will discover that the housekeeper does not keep her part of the agreement in keeping the entrance clean.

A large factor in the tenement house for character building or destroying is the housekeeper who has charge of it. Where she is well paid she makes the property valuable. She cares for it, for the character of the tenants.

Tenants remain in the house because of the advantages her offices control for the poor man and his wife anxious to provide for their children's best welfare. Property under this type of woman resists decay. She holds it in spite of the decay about it. The characterless, slovenly, indifferent housekeeper is a factor in destroying property, because of the destructive character of the tenants who will tolerate her and her methods.

The house that is the property of the man with "a pull" is an obstruction to civilization almost impossible to overcome. By connivance the law is inoperative. If pushed, such an owner can easily rid himself of the tenants who attempt, or have attempted for them, efforts to compel the owners to repair the property. A mill owner on the water front on the lower East Side owned three three-story and bas.e.m.e.nt houses adjoining the mill property.

They had been built for one family each. The bas.e.m.e.nts were altered into stores, and the floors above altered at the least cost to accommodate one or two families. This meant two inside bedrooms absolutely without ventilation. The tenants of this property and all in the neighborhood were tormented by the smoke and gas from the chimney of the mill. When the wind blew directly toward the houses, windows were kept closed for hours in the warmest weather. All the tenants dried their clothes on pulley lines.

Frequently the soot made the clothes unwearable, and they had to be washed the second time. Ten years of effort have failed to compel the building of the chimney of that mill to the legal height.

The houses the mill owner owned were in a disgraceful condition. The closets in the yards had no flow of water. The engineer of the mill was required to carry a hose from the mill over the fences to the closets to flush them. Sometimes he forgot to turn the water off, and the yards were flooded and made disgusting. Sometimes he forgot for days at a time to flush the closets, when the conditions were even worse. Only people who were helpless or hopeless would endure such conditions. One of the workers of the College Settlement discovered the conditions in these houses. She took immediate steps to compel the necessary improvements. The owner discovered that the wife and children of one of the tenants went to clubs at the Settlement, and he ordered that family to move. Before the mother moved her education had begun, and she imparted to her neighbors the information that the conditions were unlawful and could be changed if they would fight for it. The man exacted his rent on the first of the month; he was hard and unyielding; the tenants continued the warfare until he had evicted every one who spoke English and filled his houses with foreigners.

One of the stores is used for storing and sorting rags and paper; next door is a meat shop. The fight was given up. The owner had "a pull," and the law is defied to this day on that property.

All the land on the river front in this neighborhood for blocks is made land, filled in by the city refuse, on which houses were built years ago.

This kind of property extends back from the North River for three, and at one point four, blocks. In some of the houses near the river the high tides of spring and fall rise in the cellars. The College Settlement workers who visited families in one of these houses had been distressed by the amount of illness in it. Malaria had attacked every family. Spring and fall wages were lost at times by as many as three wage-earners in one family for two and three days each week. In addition to loss of wages, there was the expense of medicine and doctors. At last came the urgent request that a worker should call on a girl of sixteen who was dying of consumption on the first floor. This consisted of four rooms, two being inside bedrooms, each of which would hold a three-quarter bed and a chair between the bed and the wall. One was absolutely unventilated, except through the doors. It was, in fact, a pa.s.sageway between the front and rear rooms. This plan is the usual plan in houses altered from residences for one family to a tenement house.

The door of the other bedroom, which opened into the large room, was closed at night because the large room was used as a bedroom by the male members of the family and one lodger. The girl of sixteen had slept with two others in that room for eight years. The floors of the four rooms were covered with carpets. The odor was sickening. The visitor asked the tenant who brought her to the sick girl what caused the odor perceptible in the hall, with front and rear windows always open, unbearable in the rooms where doors and windows were closed.

"Oh, that! The water has been in the cellar now for two or three weeks. The tides are high now." A visit to the cellar showed the water at the height of the second step of the cellar stairs; also a sewer pipe that had burst.

Visits were made to the proper city department once a week for eleven weeks. The clerk, on the last visit, evidently intending to be facetious, said: "Say, what's the matter with those people taking baths in that cellar? They ain't got no bathtubs."

The owner of the property had "pull" enough to escape even an investigation by the department. It was years before the cellar of that house was concreted and the necessary connections of pipes and sewers made. It was done when the property had changed hands and a man comparatively poor and wholly free from political affiliations became the owner.

The people of this whole region are the victims of political corruption.

Some of them have more fear of offending a political light, let his glimmer be ever so small, than of offending against even G.o.d's law. They could be turned out of house and home, deprived of the means of earning a living, by men who openly defy the law, and who become heroes to the growing boys and girls for no reason but because of their power to use and defy the law.

The moral natures of the men and the women who grow up under this influence are dwarfed and warped until it is impossible for them to have distinct conceptions of right and wrong. The education they receive does not reveal the relations of ethics to life; the struggle for existence dulls the mind; while the depleted physical conditions caused by bad air, mal-nutrition and ignorance of real values reduce moral resistance almost to zero. Enforce the tenement-house laws, and the moral strength of the people of New York will rise to higher levels of moral resistance. Not poverty, but the burden imposed by political corruption, is the blight of home life in the tenement-house sections of New York.

CHAPTER IV.

SLOW-DAWNING CONSCIOUSNESS.