WORKERS' DWELLINGS.

Otago Witness, Volume 23, Issue 2684, 23 August 1905, Page 33

WORKERS' DWELLINGS.

A LIMITED FREEHOLD.

THE BILL CIRCULATED.

We are indebted to the Right Hon. the Premier for the full text of the Workers' Dwellings Bill, which has been read a first time in the House of Representath es. We have already published the main provisions of the bill, and these were republished yesterday in the Summary portion of our issue, so that it is unnecessary to republish these. As there are one or two alterations in the clauses providing for the acquisition of homos, we give these clauses in full, and some additional clauses not previously published : — " (8) With respect to every lease under this act, the following provisions shall apply: — (a) The payments under the lease shall be payable monthly in advance, and shall be at the rate of 5 per centum per annum on the capital value of the worker's dwelling (being 4 per centum for rent, and 1 per oentum for depreciation), in addition to the cost of insuring the dwelling from fire at its full insurance value, provided that where the lessee desires to acquire the freehold, and so states in his application, the rent shall be at such rate as is hereinafter mentioned, (b) Such capital value shall be fixed by the Minister, and shall cover the capital value of land, the cost (if any) of its acquisition, the cost of survey, reading, subdivision, and other works and operations done on the land (including the cost of erection of the dwelling), the proper proportion of the value of so much of the lands as is absorbed by roads or streets, and the estimated cost of administration, (c) The lease shall contain a provision that the lessee may at any time before the expiration of the term havj a new lease for a further term of 50 years, containing the same covenants and provisions (including this present provision), at a rent to be fixed by valuation made by three independent persons, one to be appointed by the Minister, one by the lessee, and the third by the two persons so appointed, (d) The lease shall also contain such powers, conditions, and covenants, as, subject to regulations, the Minister thinks fit to prescribe, including in every case a covenant to reside in the worker's dwelling, and also a covenant to maintain and keep all buildings and erections in good order and condition to the satisfaction of the Land Board.

(9) 1. Every lessee of a worker's dwelling may acquire the freehold in fee simple of his dwelling in such one of the following modes as he specifies in his application: —

Mode A: By a payment in cash of the capital value thereof at any time not less than 25 years from the date of his lease, in which case the payments und-e-r the lease shall be at the rate of 6 per centum per annum on the capital value of the worker's dwelling (being 5 per centum for rent and 1 per •centum for depreciation), in addition to the cost of insuring the dwelling from fire at its full insurable value ; or,

Mode B : By payment of the capital value by monthly payments extending (at the option of the lessee) over a period of 32 years, or 4-1 years, in which case the payments under the lease bhall be at the rate of 7 per centum per annum on the capital value (being 6 per centum for rent and 1 per centum for depreciation), in addition to the cost of insurance as aforesaid ; oi*,

Mode C: By an insurance on his life, as provided by section 10 hereof.

2. The monthly payments under mode B shall be in addition to the rent reserved by the lease, and shall be payable as rent.

3. The amounts of such monthly payments shall be computed as follows: — (a)" If the period is 32 years, then at the rate of 2 per centum per annum on the capital value of the worker's dwelling, fixed as aforesaid; or (b) if 4-1 years, then at the rate of li per centum per annum.

(10) If the lessee desires to adopt, mode C. the following provision shall apply: — (a) He shall insure himself with the Government Insurance Commissioner for the amount of the capital value of the worker's dwelling ; (b) such insurance shall be for any term prescribed for mode A or B, at the end of which he desires to acquire the freehold, and shall be at such yearly premium as may be prescribed by the Government Insurance Commissioner, so as to produce at the expiration of such term or on his death before such expiry the amount insured ; (c) the premium prescribed shall be regularly paid by the lessee, and the insurance policy shall be deposited with the Land Board; (d) on the maturing of the policy the policy moneys shall be paid to the board. 11. Whenever the full amount of the capital value as aforesaid is paid, the lease shall (if the rent and other payments, if any due under the lease, have been paid and the Land Board is satisfied that the conditions and covenants contained in the lease have been duly observed and performed) determine, and the lessee shall be entitled to receive from the District Land Registrar a certificate of title (in the form prescribed by regulations under this act) for his worker's, dwelling. 12. The owner for the time being of a worker's dwelling shall reside therein ; and if he fails so to do the Minister may direct that the certificate of title shall be cancelled, and the District Land Registrar shall act acordingly, and the worker's dwelling shall thereupon revest in the Crown.

13. (1) No disposition of the lease' or freehold of any worker's dwelling should be valid except with the consent of the Land Board. (2) The Land Board, in giving or withholding such consent, shall be guided by the purposes and intention of this act to provide and protect homes for workers Mid their families. (3) For the purposes of this section "disposition" includes sale, assignment, lease, sub-lease, mortgage, or will. 14. (1) The local authority within whose jurisdiction any workers' dwellings are built may at any time by special order declare its willingness to undertake the management and control of such workers' dwellings, and thereupon the Minister may, if he thinks fit, by noticei in the Gazette vest such management and control in the local authority, subject to the provisions of this act. (2) The Minister may at any time thereafter (if satisfied that the local authority is not properly managing such workers' dwellings) revoke such notice, and on the gazetting of such revocation the management and control of the workers' dwellings shall i-evest in the Land Board.

15. On the gazetting of any notice under the last preceding section, vesting the joanasenient and control of any workers'

dwellings in a local authority, the capital value of such dwellings fixed as aforesaid. or so much thereof as then remains unpaid by the lessees, shall be deemed to have been advanced to the local authority by the Colonial Treasurer under " The Loans to Local Bodies Act, 1901," and the provisions of that act shall, mutatis mutandis, extend and apply accordingly. 19. Section 50 of "The Land for Settlements Consolidation Act, 1900," is hereby repealed.