NEW LAMPS FOR OLD.

New Zealand Herald, Volume LXVII, Issue 20627, 28 July 1930, Page 10

NEW LAMPS FOR OLD.

MODERNISING BUILDINGS.

SCHEME IN AUCKLAND

MORE WORK IN SLACK TIMES

A scheme which hns for its object, the modernising of old buildings, so adding to the appearance and value of many out-of-dato commercial and residential premises, will he launched in Auckland next month. It is proposed to invite delegates from contractors, merchants, manufacturers and workers' organisations, together with financial institutions and local bodies, to a meeting to be held on August 14, when details of the scheme will be outlined. One of the most important aspects of the movement is the practical effort it proposes to make to stimulate employment. A committee consisting 01" Mr. R. Aickin, chairman, and Messrs. H. H. Brickell, 0 F. Bennett, G. W. Hutchison, ,J. Park and W. A. Phillips, with Mr. S. E. Wright as secretary, proposes that an organisation should be formed to 1)0 called the Modernising of Buildings Promotion Society and that a bureau, staffed with salaried officers, capable of giving expert advice and supplying estimates of costs, should he established in the city.

Scope For Vigorous Activity

"Auckland undoubtedly presents wonderful scope for vigorous activity along the lines of homo and building modernisation," declares the committee in a report to the organisations interested.

"There arc nil around us hundreds of premises, Loth commercial and domestic, which aro unsightly, uncomfortable and unprofitable. Most estate agents say that they can sell or let modern houses, but old-fashioned premises are a drug on the market. Hundreds of property owners aro anxious to sell, but cannot find buyers for any but modern places and yet, through a lack of organised effort, these buildings often remain as liabilities or depreciating assets. "It is evident that the time is ripe for the launching of a scheme which will dispel the existing inertia and encourage property owners to modernise their buildings and thereby convert dead capital into visible assets; considerably add to the comfort and appearance of existing buildings ; provide a much-desired impetus to the architectural profession, contractors, painters, plumbers, plasterers, electricians, carriers, timber merchants, joiners, hardware merchants and brick and tile merchants; impart a greater atmosphere of progress, increased values, architectural beauty and civic pride in the localities affected; and finally, materially assist in Hie relief of unemployment. Relief of Unemployment.

"The immense relief of unemployment which must accrue from a home modernising movement is at once apparent, for docs not a forward movement of this kind open up avenues for the economic absorption of hundreds of skilled artisans and labourers, many of whom would otherwise be employed on uneconomic public works as a matter of expediency or become a charge' 0:1 the community'! "When unemployment becomes acute, as is the case at present, the State and local authorities are often at their wits' end to find useful work for the sufferers, who as often as not are put on to unproductive works. Relief work is at best somewhat demoralising to the recipient and is a drain 011 the public purse. Is not such a scheme much to be preferred to Government subsidies on wasteful relief works? Finally, it

would appear that prices for all classes of building materials had reached rock bottom and that the time -was never more opportune than now."

A forward movement of this kind, undertaken at such an opportune time, should, in the opinion of the committee, awaken the owners of out-of-date properties to enormous possibilities, greatly relieve unemployment, revitalise a score of languishing industries and confer a lasting benefit upon the community. Expert Advice for Owners.

Turning to practical proposals, the committee expresses the conviction that as property owners who are attracted by the idea ol' modernising their .buildings must have expert advice made readily available, a bureau should bo established to which they can be invited to apply for information. This bureau or central office must lie conducted so as to assure the various trades and professions, which would be required to subscribe to the cost of its maintenance, f hat no influence will be exercised to divert resultant business from its normal channels.

The ideal chief officer would be a fuLly qualified architect and the committee is of the opinion that it should not be impossible to find a really capable young man willing to undertake this office at a reasonably moderate salary for a start. The duties of this officer would be to interview inquirers, ascertaining from them the amounts which they desire to expend and the chief objects they desire to attain in any suggested alterations to their premises.

Valuations erf Properties. Having ascertained a client's requirements, it would then be necessary for him to visit the property and advise whether, in his opinion, the desired object could bo satisfactorily attained within the

expenditure indicated with a commensurate improvement in the value of the property, and if not to advance sufficient leasons for increasing tho expenditure sug-

gested. Describing tho work the bureau could accomplish, I lie committee states that there are undoubtedly premises, both residential and business, which could by careful economic planning and expenditure be restored to sound investment values, and that it is patent that there are many which, by reason of their age and deterioration, have reached a stage where demolition would be a local benefit, and incidentally open an avenue for employment ol* labour in the pulling-down work. Many suggestions are made for bringing old houses in line with modern requirements And full account is taken of conditions which would make costly improvements unwarranted.

It. is recommended that a competent advisory committee bo established to determine the present-day approximate value of the property under review, the possibilities or potentialities of any proposed improvement scheme, and the approximate value df and prospects of sale or its utility when improved. The Problem of Finance. The committee points out that in a scheme such as is proposed finance must present Llio greatest difficulty, and it is certain that there will be many cases to which the modernising plan cannot be applied owing to the fact that the. values of the properties have already fallen belcw the amounts of the mortgages.

" There are bound to bo a number of properties," states the report, " showing sufficient margin of equity above the mortgage to justify the mortgagee in increasing the amount lent on mortgage, to enable the modernising to be carried out. Enquiries made of one important financial institution show that a very substantial percentage of securities held by it come under this heading; sufficient to warrant the immediate launching of the campaign. In the case of such properties it should bo possible to raise second mortgages to enable the modernising to be effected."

i Among other financial suggestions (he committee has in mind is a proposal that I interested trades could subscribe a fund for I '.he purpose ol Kqnh'T,:- at u'Pvim v-iiua-moiir or.ppe'Mes vh.H ari suit-ille fot modernising As each property acquired is | sold another could be gone on with.