RECONDITIONING ESTATES
[To the Editor of the SPECTATOR.]
SIR,-Your Parliamentary Correspondent, in the issue of December 16th, states that nothing will reconcile the Socialist view that all rents should be controlled with the opposing view that the landlord has rights as well as the tenant. May I point out that if the Rent Restrictions (Ammdment) Bill is passed in its present form, the result will not only be the penal- izing of certain conscientious landlords, but also of some of those tenants who live in the type of property which is assessed at £20 and under (representing a weekly rental of £1 and under).
It is not generally realized that the measure in its present form will wipe out all reconditioning schemes, which in my opinion are of great assistance in the solving of the slum prob- lem. Throughout the Metropolis, and in all parts of the country, there is a considerable amount of structurally sound property which will rapidly decay unless sufficient money is spent on the necessary repairs and upkeep. But in addition to this, such houses can, by judicious planning, be converted into comfortable, up-to-date dwellings.
For several years I have undertaken a " reconditioning " policy on the London estates under my control. As soon as a property becomes vacant, and, under the present legislation, decontrolled, the structures are overhauled, and interiors are redecorated ; paper is replaced by vermin-proof material ; baths, &c., are installed, and for all obsolete sanitary and culinary appliances are substituted the latest models. With all these improvements, and many others, it is possible to let these flats at rents which are less than those of newly-built and subsidized houses that have similar amenities. At the same time, a sufficient return can be made to compensate for the money expended. If, however, this type of property remains permanently controlled, as is proposed in the new Bill, the landlord will be forced to discontinue such recon- ditioning, because it will become economically impracticable, as no increase of rent will be permitted (over the 7 per cent. allowed under the 1920 Act for structural alterations).
I agree that it is necessary to have some clause which will protect the tenant against the profiteering landlord ; but it is my opinion that the legislation should be in such a form
that any satisfactory scheme for the reconditioning and improvement of property should receive special consideration, and that the landlord in these cases should be permitted to charge a reasonable amount in addition to the rent, which would still remain on a controlled basis. By this method owners will be encouraged to recondition and improve their property and to prevent further creation of slums, which must inevitably take place if a five year embargo as is contemplated,
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