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The local bath houses are somewhat primitive but appear to be effective. Until a 100% efficient method of rationing and preventing waste can be devised a communal hot water supply to individual houses or flats does not appear to be a practical pro- position but, to a reasonable extent, communal bath houses make up the deficiency. The provision of laundries would be an asset but does not seem to be essential. Climatic conditions and the general absence of balconies and verandahs make the washing and drying of clothing much more difficult in Europe than in Hong Kong.
GO. With communal kitchens cooked foods can be provided in greater variety and at less cost than similar meals could be provided by the housewife in the house. In blocks of flats communal eating rooms might also be provided. The provision of good food at cost price would, in very many borderline cases, raise the value of incomes to a level adequate to support a family whereas, in order circumstances, it would be insufficient.
61. The normal tenement possesses no means of providing heat in cold weather. Cases have been known where tenants have been asphyxiated through chatties being used in rooms where windows have been closed and no alternative means of ventilation provided. Central heating would be ideal but appears to be impracticable in view of the poverty of the normal tenant.
Finance.
62. Throughout the world the rent problem has constituted the greatest obstacles in the way of providing houses for the poorest classes. Housing standards have outpaced income levels; now large numbers of workers must live in houses below accepted minimum standards or, alternatively, must be financially assisted to enable them to pay an economic rent. The normal method of giving this assist- ance is for the State to subsidize building so that the rents demanded are below an economic level, based on the cost of the building.
63. In Paragraphs 19-23 normal income levels and rent paying capacity of the masses in Hong Kong were considered, and the conclusion was drawn that, for a great many, the average rent must not exceed $5 per month per family, and for many must be even less. Some cannot afford any rent at all. Under certain circum- stances rents as low as $4 or $5 per month can be achieved but, so far as can be seen at present, it does not seem possible to reduce rents to a lower level without some form of subsidy. In Hong Kong the granting of a subsidy would raise the question whether such assistance should be limited to permanent residents or, if not, to what extent would it be justifiable to subsidize housing for new immigrants? For housing under central control tenancy could be limited to people who have lived for a given period in the Colony, who normally work here, and who, if circumstances permit, intend to stay here. For the remainder, to house whom financial assistance would be required, there seems to be no solution to the problem unless Government or charity can provide the necessary funds.
64. Plan No. 3 Type B shows a suggested type of tenement designed to remedy, as far as possible, the faults found in present standard types. The cost of the building is lower than that of Type A; the height is the same, but an extra floor is included. In consequence under similar circumstances rents for an upper floor in Type B can be reduced to nearly half of those for Type A. It cannot be claimed that, under all circumstances, rents can be reduced to suit all pockets, but, under favourable conditions, a three roomed flat, with kitchen and W.C., just sufficient for one normal family, can be let at as low as $5 per month on an average, and if, amongst a number of such houses, a higher rent can be obtained for those more favourably situated, then the rents for the remainder might be reduced accordingly.
65. In Appendix IV are given a number of tables showing development costs, and valuations for different types of houses under different circumstances. Whilst it has not been possible to deal with the innumerable variations in conditions. a sufficient number have been considered to show that, conditions being equal, rents for Type B house are appreciably lower than for Type A and that, if built by Government or some non-profit making Trust, rents can be reduced to about half those which would normally be required, under existing circumstances, with housing supplied by private enterprise.