vacancy that presents itself; if there happen to be more houses vacant than one, the houses being usually of the same class, little range of choice is thereby presented to him. In particular neighbourhoods near Manchester, and in other parts of the county of Lancaster, in some other manufacturing and in some rural districts, instances occur of the erection of improved ranges of larger and better constructed houses for the labouring classes; and, making deduction for the occasional misuse of the increased space by subdividing them and overcrowding them with lodgers, the extent to which these improved tenements are sought, and the manner in which an improved rent is paid, afford gratifying evidence of an increasing disposition prevalent amongst artisans to avail themselves of such improvements. These opportunities, however, are comparatively few, and occur in districts where multitudes continue in the most depressed condition, apparently without any power of emerging from it.

The individual labourer has little or no power over the internal structure and economy of the dwelling which has fallen to his lot. If the water be not laid on in the other houses in the street, or if it be unprovided with proper receptacles for refuse, it is not in the power of any individual workman who may perceive the advantages of such accommodations to procure them. He has as little control over the external economy of his residence as of the structure of the street before it, whether it shall be paved or unpaved, drained, or undrained. It may be said that he might cleanse the street before his own door. By some local acts the obligation to do so is imposed on the individual inhabitants. By those inhabitants who have servants this duty may be and is performed, but the labourer has no servant; all of his family who are capable of labour are out a-field, or in the manufactory or the workshop, at daybreak, and return only at nightfall, and this regulation therefore is unavoidably neglected.

Under the slavery of the existing habits of labourers, it is found that the faculty of perceiving the advantage of a change is so obliterated as to render them incapable of using, or indifferent to the use of, the means of improvement which may happen to come within their reach. The sense of smell, for instance, which generally gives certain warning of the presence of malaria or gases noxious to the health, appears often to be obliterated in the labourer by his employment. He appears to be insensible to anything but changes of temperature, and there is scarcely any stench which is not endured to avoid slight cold.

It would have been matter of sincere congratulation to have met with more extensive evidence of spontaneous improvement amongst the classes in receipt of high wages, but nearly all the beneficial changes found in progress throughout the country are changes that have arisen from the efforts of persons of the supeperior classes. Inquiries have been made for plans of improved

of the Condition of the Working Classes.

233

tenements, but none have been found which can be presented as improvements originating with the class intended to be accommodated. In the rural districts, the worst of the new cottages are those erected on the borders of commons by the labourers themselves. In the manufacturing districts, the tenements erected by building clubs and by speculating builders of the class of workmen, are frequently the subject of complaint, as being the least substantial and the most destitute of proper accommodation. The only conspicuous instances of improved residences of the labouring classes found in the rural districts are those which have been erected by opulent and benevolent landlords for the accommodation of the labourers on their own estates; and in the manufacturing districts, those erected by wealthy manufacturers for the accommodation of their own workpeople.

As in England so in Scotland, the most important improvements have been effected through enlightened landlords. The members of the Highland Society, who have made the best exertions for improving the condition of the labouring population in the rural districts, and have offered prizes for the best-constructed cottages and the best plans, competition being open to all parties, got nothing from the lower classes, and only succeeded in exciting the interest of the most intelligent proprietors, and getting improvements effected through their exertions. Mr. Loudon, in an appeal on behalf of the agricultural labourers, lays it down as a primary position that, "In general, proprietors ought not to entrust the erection of labourers' cottages on their estates to the farmers, as it is chiefly owing to this practice that so many wretched hovels exist in the best cultivated districts of Scotland and Northumberland."

Employers' influence on the Health of Workpeople by means of improved Habitations.

Preparatory to the exposition of the means of protection of the public health provided by the existing law, and of the modifications that appear to be requisite for the attainment of the object in question, I would submit for consideration practical examples of its partial attainment by means of improved dwellings; combined with examples of other improvements effected in the moral condition of the labouring classes, by the judicious exercise of the. influence possessed by their superiors in condition.

Throughout the country examples are found of a desire, on the part of persons of the higher class, to improve the condition of the poorer classes by the erection of dwellings of a superior order for their accommodation. These, however, are generally at a cost beyond any return to be expected in the present state of the b

of the people in the shape of rent, or any return in money for an outlay on an ordinary investment of capital. But the instances about to be noticed, though generally originating in benevolence, and without the expectation of a return, do, in the results, prove that in money and money's worth, the erection of good tenements affords the inducement of a fair remuneration to the employers of labour to provide improved accommodation for their own labourers. Wherever it has been brought under observation, the connexion of the labourer's residence with his employment as part of the farm, or of the estate, or of the manufactory on which he is employed, and as part of the inducement to service, appears to be mutually advantageous to the employer and the employed. The first advantages are to the person employed.

We everywhere find (in contradiction to statements frequently made in popular declamations) that the labourer gains by his connexion with large capital: in the instances presented in the course of this inquiry, of residences held from the employer, we find that the labourer gains by the expenditure for the external appearance of that which is known to be part of the property,—an expenditure that is generally accompanied by corresponding internal comforts; he gains by all the surrounding advantages of good roads and drainage, and by more sustained and powerful care to maintain them; he gains by the closer proximity to his work attendant on such an arrangement, and he thus avoids all the attacks of disease, occasioned by exposure to wet and cold, and the additional fatigue in traversing long distances to and from his home to the place of work, in the damp of early morning or of nightfall. The exposure to weather, after leaving the place of work, is one prolific cause of disease, especially to the young. When the home is near to the place of work, the labourer is enabled to take his dinner with his family instead of at the beer-shop. The wife and family generally gain, by proximity to the employer or the employer's family, in motives to neatness and cleanliness by their being known and being under observation; as a general rule, the whole economy of the cottages in bye-lanes and out-of-the-way places appears to be below those exposed to observation. In connexion with property or large capital, the labourer gains in the stability of employment, and the regularity of income incidental to operations on a large scale; there is a mutual benefit also in the wages for service being given in the shape of buildings or permanent and assured comforts; that is, in what would be the best application of wages, rather than wholly in money wages.

In the manufacturing districts there is a mutual and large gain by the diminution of the labour of the collection of rents, the avoidance of the risks of non-payment, and also in the power of control for the prevention of disturbances, and the removal of tenants of bad character and conduct.

Surprise is frequently expressed at the enormous rents ranging

in Connexion with their Employments.

235 up to and beyond 20 per cent. on the outlay, exacted by the building speculators in the towns. But when the experience of these descriptions of tenements is examined, it is found that the labour of collecting the rents, and the labour of protecting the property itself against waste from unprincipled tenants, is such as to prove that accommodation given to the disorderly and vicious is scarcely remunerative at any price. The tenants are loosely attached, and large numbers migratory, partly from the nature of their work; and having little or no goods or furniture, they have no obstacles to removal; they frequently, before absconding, commit every description of waste; they often burn shelves and cupboard-doors, and the door itself, and all timber that can be got at for the purpose. An objection frequently made against laying on the water in houses inhabited by a population addicted to drinking is, that they would sell the receptacles and destroy the pipe, and let the water run to waste, for the sake of the lead. The expense and delay of legal remedies precludes redress for such injuries.

In some of the worst neighbourhoods in Manchester, the whole population of a street have risen to resist the service of legal process by the civil officers. In the course of the Constabulary Inquiry I was informed by the superintendent of the old police of that town, that one of the most dangerous services for a small force was attending to enforce ejectments. This they had often to do, cutlass in hand, and were frequently driven off by showers of bricks from the mobs. The collection of the rents weekly in such neighbourhoods is always a disagreeable service, requiring high payment. This, and the frequent running away of the tenant, and the waste, greatly reduce the apparently enormous rent obtainable from this poorer class of tenants. For all these vices, risks, and defaults of others, the frugal and well-conducted workman who has no choice of habitation, is compelled to pay in the shape of an increased rent; he is most largely taxed in the increased rent, necessary as an insurance for the risks and losses occasioned by the defective state of legal remedies.

All these risks the employer is enabled to diminish or avoid, by selecting his own tenants, and he has the best means of doing so; by reservations of rent on the payment of wages, he saves the labour and risks of collection; nor will the vicious workman so readily commit waste in the house belonging to his employer as in one belonging to a poorer and unconnected owner. The employer has, moreover, the most direct interest in the health and strength of his workpeople.

* In an inquiry, from house to house, into the condition of the labouring population in the parishes of St. Margaret and St. John Westminster, it was found that, out of a total of 5366 houses, 2352 were occupied for terms under one year, and that no less than 1834 had been occupied during periods from one to six months only.

It is not supposed that these are arrangements which can be universal, or readily made the subject of legislation. At the commencement of some manufactures, the additional outlay may not be practicable. But those manufactures have generally had the greatest success where good accommodation for the workpeople was comprehended in the first arrangements. When, however, a manufactory has been once established and brought into systematic operation, when the first uncertainties have been overcome and the employer has time to look about him, there appears to be no position from which so extensive and certain a beneficial influence may be exercised as that of the capitalist who stands in the double relation of landlord and employer. He will find that whilst an unhealthy and vicious population is an expensive as well as a dangerous one, all improvements in the condition of the population have their compensation. In one instance, of a large outlay on improved tenements, and in provision for the moral improvement of the rising generation of workpeople, by an expensive provision for schools, the proprietor acknowledged to me that although he made the improvements from motives of a desire to improve the condition of his workpeople, or what might be termed the satisfaction derived from the improvements as a "hobby," he was surprised by a pecuniary gain found in the superior order and efficiency of his establishment, in the regularity and trustworthiness of his workpeople, which gave even pecuniary compensation for the outlay of capital and labour bestowed upon them. He stated that he would not, for 70007., change the entire set of workpeople on whom care had been bestowed for the promiscuous assemblage of workpeople engaged in the same description of manufactures.

I would now submit for consideration, with the view to promulgation for voluntary adoption, instances of the arrangements which have been found most beneficial in their operation on the condition of the manufacturing population.

The most prominent of these instances was pointed out to our attention in the course of the Factory Inquiry, in the habitations connected with the mills superintended by the late Mr. Archibald Buchanan, at Catrine, in Ayrshire. Nearly 1000 persons are employed in these mills, the places of work are well ventilated and carefully kept; the village where the workpeople live is advantageously situated, and the houses are well built. They are thus described by his son in answer to my inquiries:

"The system that has been pursued here, and which was adopted by my father for the purpose of giving the workers a greater interest in the place, at the same time that it gave them an object to be careful and saving, while it raised them in point of standing and respectability, has been different from that generally acted upon at country works. Instead of our company continuing the proprietors of the dwelling-houses and letting them to the workpeople, my father gave the workers every en