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HONGKONG..
The Committee of the Kowloon Resid enta Association forward for publication copies of the following correspondence between the Association and the Govern
Colonial Secretary's Office, Hongkoag
ment:-
96th March, 1990.
matter,..
:!
INTIMATIONS
Table Troubles.
How very few people there are who can sit down to table at every meal-time, and cut and enjoy, without discomfort to follow, whatever is put before them.
Nearly all of us are, at times, a little which is at faulty and probably the food faddy Probably it isn't the cooking is good, but, almost without our knowing it, the stomach revolts, because it is no able to digust this or that kind of food. Yes! The stomach is at fault h
Бог its efficiency, some of its wonderful da spilte reason or other it has lost some of tural power to change the food we sai into nourishment for the building up of our bodily strength.
THE HOUSING QUESTION IN Hon. Mr. A. B. M. Flotcher, OBE,
With regard to your enclosed copy Colonial Secretary-
of a letter from the Secretary of the Hong April 8th, 1920. kong Land Investment Company, where INTERESTING CORRESPONDENCES-I am directed by my Committee to in it is stated that he had received no WITH THE GOVERNMENT. acknowledge receipt of your letter of the protest against the recent increase to $110 20th March, No.1 in 2578/19, in reply from any of our tenants, bus on the con- SYSTEM OF RENT CONTROL NOT
to the communications of the Kowloon trary the majority of them have readily NECESSARY.
Residents' Association, dated the 30th signed new agreements at this figura,” I January, 1st February and 4th March,am directed by my Committee to enclost 1990, on the housing problem,
the petition (cated the 94th January, 1920) S.-Your letter was carefully considered signed by tenants of Knutsford Terrace at a meeting of my Committee, held on the complaining of the increase, which peti-easily and saturally 29th March, and I am instructed to contion prompted this Association to place the rey their appreciation and thanks for the matter before the Government in the first interest taken by the Government in the instance. The tenants affected, having already appealed through this Association 3-My Committee do not disagree with to the Government for its intervention on St.-I am directed to acknowledge the your statement that the immediate question their behalf, did not consider that they receipt of your letters of the 30th January, is the rate of rentals rather than the actual had anything to gain by presenting their 21st February, and 4th March, 1820, lack of accommodation, but they respect grievance to the Company; either they had the subject of the housing question.
fully submit that the former question is to agree to pay the increased rental or 2-The Government has been unable to merely the logical result of a shortage of quit the premises, which latter they or obtain any very definite data regarding houses, which is admitted in paragraph 3 the shortage of house-room, but its en- been increasingly felt from time to time.
of your letter under reply, and which has tainly could not do in view of the fact qu"ries tend to show that, so far at resid-
that there were, and are still no vacant My Committee believe that it is this con- | ents in the Colony are concerned, thedition of affairs that has enabled the houses in Kowloon. This also explains immediate question is the rate of rentals to put in the rente of Humphreys Build reluctantly, rather than readily."
Humphreys Extate and Finance Company why the new agreements were signed. rather than actual lack of accomodation. ing during the past three years, in addi-
3-You refer in your letter of the 30th further increase amounting to about 20 ford Terrace provided by the landlords
tion to which the said Company now admit
S--The statement of the rents of Knuts
January to the specific cases of Hamphreys per cent."
dates back to only 1910, since when the Whilst admitting that the major pro- Buildings, Knutsford Terrace, and Em-hlem is the restriction of further increased rentals have remained practically station press Buildings. I enclose a schedule of rentals, my Committer hold that the only tion of members of my Committee that figures supplied by the Humphreys Estate solution to this testion is the erection of these same houses were formerly, let at mare honses on the peninsula, and, there 35.00 per month, against the present rent and Finance Company which shows that fore they view with nebounded satisfac of $110.00 to $120.00 for houses which are in the years 1914 to 1919 the net returntion the expressed policy of the Governow alleged to be dilapidated. "almost the stomach, it has no serious competi arose, and ther note with pleasure that $35.00 per month were considered to give ment in advancing capital gums for that beyond repair, but which at the rate of it is also the intention of the Government a reasonable return to the landlords.- the parnose of onening no building sites obedient servant, to improve and extend communications for hare the honour to remain, Sir. Your
on Humphreys Buildings, varied between 3.53 and 1.43 per cent, and that in 1920 ther anticipate a return of 8.73 per cent. no allowance being made in respect of any 4.With regard to the loan of $300 oer year for cast of administration. I attach at 5 per cent, for the building of thirty also a copy of a letter with schedule from fats, which my Committee understand was granted to the Humphreys Estate and the Hongkong Land Investment and Finance Company upon the condition that Agency, Company, to the effect that the the net return thereña he not greater thin dividend's declared on paid up capital ture. I am rected to enquire whether or
8 per cent. on the total capital expend have averaged 8.50 per cent. over a period not any arrangements have beea entered of ten years, while the new rentals for upon regarding the determination of such Knutsford Terrace are generally the same! as they were in 1914, and the rentals for Canton Villas are lower than they were
in 1914.
אילם
canital expenditure,
When this is the case with you, your stomach needs the belp of the well-tried strengthener, Mother Seigel's Syrup. and reliable digestive topic and stomach the medicinal extracts of more than ten This digestive tonic, which is made from varieties of roots, barks and herbs, har a truly remarkable effect on the organ of digestion the stomach, liver and bowels toning and strengthening thems so that they are fully capable of perform ing their important functions, naturally and without strain.
prevents their return. ary. It is, however, within the recoller
W. JACKSON..
Hon. Secretary.
1
Colonial Secretary's Office,
"Hongkong, 2nd April, 1920
the subject of the housing question. receipt of your letter of the 8th April
Ste-am directed to acknowledge the
letter, the agreement with the Humphreys 2. With regard to paragraph 4 of your Estate and Finance Company provides cost of land, buildings, levelling, retain that the capital patlay shall includ, the ing walls, paths, architects, fees, super vision by clerk of works or overseer, and disbursements on such items subsequent in interests at 6 per cent. per annum on all each case to the signing of the contract for the erection of the buildings. It also have considerable appreciated during re-auch design and material as shall
It is common knowledge that land, values provides that the buildings are to be of
by the Governor.
although the expenditure on the building 3 Committee wish, me to state that can present no diffienity because this must necesarile be the cost price thereof, the With regard to Empress Buildings, asach building will be erected may give the method of valuing the land upon which Director of the Company states that the borrowers 4 rate of interest greater than
the prescribed 8 per cent.. new rentals, which are some 5 per cent. above those hitherto charged, bring in a Eget return of 8 per cent.
be
When Mother Seigel's Syrup has re- stored these organs to a healthful state of activity, the miseries due to stomach
tried, with success by countless thousands and liver troubles are entirely avoided.
This world-famous remedy has been of people who know from experience that Mother Seigel's Syrup banishes stomach and liver troubles in a natural way, and As a ready means of banishing and pre flatulence, headaches and other troubles which arise from a disordered state of venting pains after cating, acidity,
value where the liver is concarmed tion. Mother Seigel's Syrup is of easi Farmer sufferers from biliousness, bilious headaches, constipation, and other troubles due to a disordered or inactive. liver, Have been freed from these ailments: and kept in health by the use of this old- established liver regulator.
For 5fty years, Mother Saigel's Syrup has been the favourite family remedy in the homes of the people throughout the the British Empire, and today, it is mors- firmly established in popular favour than trouble, take Mother Seigel's Syrup ever before.
If you suffer from stomach or liver
the wonderful change the increase in daily, after meals for a while, and note appetite, the absence of pain after your meals, and the general improvement, in your health, strength and vitality
When buying, be sure you get the genuine Mother Beigel's Syrup, the stomach and liver tonic with fifty years reputation behind it.
cent years, and if the agreement with the approved of in writing paragraph 5 of DAIRY FARM NEWS.
COLD STORAGE.
Store your Winter clothe, furs
Government permits the inclusion of land 3. The statement The problem of rentals, as presented at present day value, the effective rate of your letter that the land occupied by to the Government, in confined to the case interest would be materially increased.
Humphreys Buildings was sold to Sir E. My Committee trust, therefore, that the Mody in 1904 at half a cent a foot is not of Europeans of moderate means, and the basis of valuation of land will be at cost, correct. For many years prior to 1904 the figures given in the preceding paragraph irrespective of the perind when such land area was held under a Kowloon garden lot lease, and under special instructions may have been acquired. san bardly be regarded pufficient With regard to enclosure 1 in your from the Secretary of State for the ground for the establishment of a Fair letter under reply, my Committee desire Colonies the holders of these leases were Rent Board. The evidence before theme in state that they have examined the eases to entert them into building rugs, carpet, &c, in our Cold
records in the Land Office relating to Nos.
at a premium of..half a cent a Government is to the effect that in the 1 to 19 Humphreys Buildings and that)
4. This Government does not consider Stores. The only safe method of general riss in the cost of living the in- they have been able to extract therefrom tant it would serve any useful purpose to keeping them during the Summer crease in rents is by no means out of pro- schedule.
the figures contained in the enclosed pursue further the discussion with regard These figures reveal the fact Terrace, for the reason, given in my letter
Humphreys Buildings and Knutsford months. portion to the increase in other forms of that the land in question, together with of the 28th March, that it considers that necesary expenditure...
·· For full particniară apply to the Secretary, other contiguous lots, was sold by the the housing problem should be attacked Mr.) Hurmusjee Mody at only half a cent of rents-I am, sir, your obedient ser Government in 1944 to the late Six (then along other lines than that of limitation
THE DAIRY FARM & ICE COL per square foot, Two years later, accord-
STORAGE CO, LTD dated the 28th August, 1906, the lot on ing to Land Office memorial No. 40,901,
.
vant,
A. G. M. FLETCHER,
Colonial Secretary.
It should not. be forgotten that the general increase in the cost of living is equivalent to a redaction in the value of money and that, therefore, & landlord who which the above-named buildings stand The Hon. Secretary, desires to obtain from his property an Finance Company at the rate of $1.53 per was sold to the Humphreys Estate and income of equal value to that which it square foot, which works out at over 300 previously provided is compelled to in- times the price originally paid for same crease the rental.
only two years previously...
Sa long, the increase is reasonable in amount and not so large as to indicate that a shortage of accommodation is being ex ploited for purposes of profit, there ap pears to be no justification for interference and in the cases which have so far been brought to the notice of the Government it has been impossible to say that the in-
creases, hara been excessive.
Kowloon. Residents' Association.
April 30th, 1920. Hon. Mr. A. G. M. Fletcher, O.B.E.,
Colonial Secretary. "St, I am directed by my Committed to acknowledge, with thanks, the receipt of your letter of the 22nd April, No. 1 in 2876/19.
With regard to your statement in paragraph 2, that the price of half a cent
formerly held under a Kowloon Garden per square foot represents the premium for the conversion of the lots which were Lot Lease, my Committee would subit that this doce not affect their contention that the land was purchased by the Hum- phreys Estate and Finatice Company at a very high price, as the original coat of the said garden lots could not have been foot for conversion. more than the premium of half a cent s
From Land Office memorials Nos. 54,580 and 62.545 (dated 1917) it has been learned that the Government resumed a portion of above-named buildings stand on Section A the Job at 81:75 per square foot. The of K.I.L. 674, covering an area of 30,300 figure of 81.75, gives 353,023,00 as the cost square feet, which at the last mentioned. of the land. In sociosurg 1 in your letter under reply, the Company state that the actual cost of the land and buildings amounts to 8269, 197.85, thereby leaving a balance of $199,172.63 as the cost of the 5.-Unless it is shown that interference six houses (13 flats). This works out at is necessary, this Government is anxious the depth of the houses to be 95 feet, the $39,185.44 per house. Assuming, roughly, to avoid the establishment of a system of wicth 40 feet, and the height 52 feet, and
3. My Committee would again point out rent control as it must have a bad effect deducting one third for open space, the thas if the costs of land and buildings are on the development of the bad steuble contents of each house would appear capitalized at excesive figures, the high
cubic agreed that there is a shortage of houses, have good reason to believe that even a rentals to secure a return of 8 per cent. a state of affairs which it must necessarify the present time similar buildings could on the total capital outlay, and would take some time to remedy, and meanwhile be erected at the rate of only 15 cents not, therefore, tend to relieve the situa per cubic foot, ie, $3,795.88 per house-- restriction of rents must tend to divert difference of about $10,000 per house,
tion.
4. With reference to your
concluding capital which would otherwise be employ or nearly 30 per cent. My Come be attacked along other lines than that remark, "that the housing problem should ed in building.
however enjoin me to point out that of limitation of rents," I am directed to 1918, when this property was built, the state that this is the opinion which my 3-With a view to increasing the accom cost of construction was much less than Committee have consistently held from mdation available the Government in bo s difference of fully 50 per cent, bo
it is today and there would, therefore, the beginning, whereas, in the second
cent.
addition to building a number of houses tween the figures supplied by the Com- March your letter of the 28th in which you enclosed schedules of for its officers has adopted a policy of pany and those arrived at by my Commit figures supplied by the Companies con advancing money at a moderata rate of inmittee do not wish to dispute the Com has been unable to obtain any very de tee as the cost of the buildings. My Concerned, you stated that "the Government terent, in order to atract prospective pany's statement, but the necessary further finite data regarding the shortage of buildera. A loan of $500,000 at 5
data not being at their disposal they are bonse-room, but its inquiries tend to show for the building of.
unable to reconcile the discrepancy.
that, so far as residents in the Colony thirty fats has been The Company explain in a footnote are concerned, the immediate question is arranged, with the condition that the to their schedule that the capital increase the rate of rentals, rather than actual lack rentals
of accommodation. are to be such as to bring to a net between 1916 and 1017, amounting to TERRAS BANDA $4,734.18, was dug to the installation of return of not more
more than 8 per cent, on water-closets. Apparently, to re-imburse the total capital expenditure; and other themselves for this expenditure, the Com advances on a considerable scale are under pany imposed an increase in rent impe- consideration. Steps are also being taken fat, which amouate to $2,150 per annum diately afterwards of $10 per month per to improve and extend communications for for the 18 flats, or, in other words just the purpose of opening up building sites under 50 per cent, yearly of the total cost
Iam, Sir, Your obedient servant,
of the installation. (Bigned) A. G, M. FLETCHER,
Colonial Secretary.
The Hon. Secretary,
Kowloon Residents Association.
7-My Committee would also point out that the Company have made an allowance of 7 per cent of the net rent to cover cost of repairs This Appears to be exces sive for what are comparatively new build. ings of this type
5. My Committee strongly endorse the to private persons to build houses for Government's scheme of making advances residential purposes, and they believe that, if the loan of $500,000 had been the Humphreys Estatind Finance Com made to various individuals instead of to pany, the public will have derived much greater advantage, the solution of the housing problem wouliave been reader- od less chifficulty/sir, your obedient servant,
W. JACKSON,
Hon. Secretary.
(Continued on page 8.)
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