also affects this rule. The building should have not less than two elevators regardless of the total renting area, so that in case of a breakdown of an elevator the service will not be greatly impaired.
The location of public toilets has been a cause of much discussion. Shall they be distributed on the .various floors of the building or concentrated upon one or two floors ? Economy in initial cost tavors the combined arrangement, and certainly ease of supervision with greater cleanliness favor this method. It means a slight increase in elevator service and perhaps may create some objections on the part of tenants.
Generally the centralized arrangement requires less sacrifice of renting area than the distribution arrangement and does not interfere with the flexibility of subdivision of space on the various floors.
The treatment of corridors is of great importance, not so much from the tenants’ point of view as from that of initial cost and expense of upkeep. Certainly a well-furnished and artistic first story elevator lobby is desirable, and gives a distinct character to the building. On the typical floors the finish should be designed for attractiveness, cleanliness and economy of janitor service. Comparing buildings in New York City with those of the West, one is impressed with the greater economy in the upper floors obtained in New York City. We of the Middle West have been more extravagant in this regard. With the certain increase in the cost of buildings for many years to come, together with the probable increase of cost of operation, economies must be practiced, and at the same time the results must not appear cheap. Here is a field for study and thought for designer and manager.
The plumbing fixtures must be of the best materials and the working parts substantial and durable. Cheaply made plumbing fixtures become expensive to maintain, depreciate rapidly and greatly lower the character of the building. Vitreous earthenware is now universally used, but high-grade faucets, operating valves, toilet seats and working parts should be sought in selecting the equipment. Controlling valves on risers, perfectly covered hot and cold water pipes, shutoff valves on independent fixtures and return circulating pipes on hot water supplies all reduce complaints of tenants and become good advertising features in the building.
The heating system must be ample and with radiators of small units, giving easy control of the heat in the milder days; a vacuum system that causes the steam to circulate rapidly in the radiators, and substantial valves with controlling valves on each riser, are all essential. The use of thermo
static valves is a luxury and desirable if the rentals warrant the expense.
There is one great economy that may be effected in construction, and it is becoming more general each year, and that is the use of highly finished concrete floors, thus doing away with the expensive wood floors and reducing the cost of upkeep. The most serious objection is the cost of changes in lighting and plumbing and the effect of patches where the floors must of necessity be cut for such changes. These floors are more fireproof and sanitary.
The kind of woodwork and its finish do much to give character to the building. It has been found that gum wood stained dark to match mahogany or Circassian walnut is very economical, and with genuine mahogany or walnut panels in the doors produces wonderful effects. Where rentals will permit, all woodwork should be done by high-grade cabinet makers, to avoid opening joints, warped trim, base, architraves, etc., common to even good millwork erected on the building. The custom of using metal doors and trim is becoming more common, and the tendency of the ordinances in the larger cities is to demand an increase of fireproof requirements in buildings. Where rental will permit their use, a wise owner will anticipate these requirements.
The question of the treatment of upper corridor partitions is one on which taste varies. Shall these partitions be carried to the tops of doors or shall the glass be brought to three or four feet from the floors ? The former gives the tenant more privacy and makes the corridors more uniform in appearance, but with considerable loss of light and some distinct loss of advertising space. Both have merits and, as far as initial expense is concerned, do not vary greatly.
One notes in the smaller cities a tendency on the part of owners to compete with the office buildings of the larger cities in expensive finish and equipment, and in some very marked cases to experiment with the new and untried building devices that experienced owners generally avoid. Most of such additions increase the cost, as well as the maintenance, without a corresponding increase in rentals, where rentals are low in any event. The result is a monument to pride or ambition and not an investment.
It is the province of the building manager to study the cost of operation and to obtain the best results with a minimum of expense. This item is of so much importance in the investment problem that it must be discussed here. The cost of coal, supplies and labor has advanced greatly during the war and possibly never will return to the pre-war basis. Therefore, every effort should be made to
The location of public toilets has been a cause of much discussion. Shall they be distributed on the .various floors of the building or concentrated upon one or two floors ? Economy in initial cost tavors the combined arrangement, and certainly ease of supervision with greater cleanliness favor this method. It means a slight increase in elevator service and perhaps may create some objections on the part of tenants.
Generally the centralized arrangement requires less sacrifice of renting area than the distribution arrangement and does not interfere with the flexibility of subdivision of space on the various floors.
The treatment of corridors is of great importance, not so much from the tenants’ point of view as from that of initial cost and expense of upkeep. Certainly a well-furnished and artistic first story elevator lobby is desirable, and gives a distinct character to the building. On the typical floors the finish should be designed for attractiveness, cleanliness and economy of janitor service. Comparing buildings in New York City with those of the West, one is impressed with the greater economy in the upper floors obtained in New York City. We of the Middle West have been more extravagant in this regard. With the certain increase in the cost of buildings for many years to come, together with the probable increase of cost of operation, economies must be practiced, and at the same time the results must not appear cheap. Here is a field for study and thought for designer and manager.
The plumbing fixtures must be of the best materials and the working parts substantial and durable. Cheaply made plumbing fixtures become expensive to maintain, depreciate rapidly and greatly lower the character of the building. Vitreous earthenware is now universally used, but high-grade faucets, operating valves, toilet seats and working parts should be sought in selecting the equipment. Controlling valves on risers, perfectly covered hot and cold water pipes, shutoff valves on independent fixtures and return circulating pipes on hot water supplies all reduce complaints of tenants and become good advertising features in the building.
The heating system must be ample and with radiators of small units, giving easy control of the heat in the milder days; a vacuum system that causes the steam to circulate rapidly in the radiators, and substantial valves with controlling valves on each riser, are all essential. The use of thermo
static valves is a luxury and desirable if the rentals warrant the expense.
There is one great economy that may be effected in construction, and it is becoming more general each year, and that is the use of highly finished concrete floors, thus doing away with the expensive wood floors and reducing the cost of upkeep. The most serious objection is the cost of changes in lighting and plumbing and the effect of patches where the floors must of necessity be cut for such changes. These floors are more fireproof and sanitary.
The kind of woodwork and its finish do much to give character to the building. It has been found that gum wood stained dark to match mahogany or Circassian walnut is very economical, and with genuine mahogany or walnut panels in the doors produces wonderful effects. Where rentals will permit, all woodwork should be done by high-grade cabinet makers, to avoid opening joints, warped trim, base, architraves, etc., common to even good millwork erected on the building. The custom of using metal doors and trim is becoming more common, and the tendency of the ordinances in the larger cities is to demand an increase of fireproof requirements in buildings. Where rental will permit their use, a wise owner will anticipate these requirements.
The question of the treatment of upper corridor partitions is one on which taste varies. Shall these partitions be carried to the tops of doors or shall the glass be brought to three or four feet from the floors ? The former gives the tenant more privacy and makes the corridors more uniform in appearance, but with considerable loss of light and some distinct loss of advertising space. Both have merits and, as far as initial expense is concerned, do not vary greatly.
One notes in the smaller cities a tendency on the part of owners to compete with the office buildings of the larger cities in expensive finish and equipment, and in some very marked cases to experiment with the new and untried building devices that experienced owners generally avoid. Most of such additions increase the cost, as well as the maintenance, without a corresponding increase in rentals, where rentals are low in any event. The result is a monument to pride or ambition and not an investment.
It is the province of the building manager to study the cost of operation and to obtain the best results with a minimum of expense. This item is of so much importance in the investment problem that it must be discussed here. The cost of coal, supplies and labor has advanced greatly during the war and possibly never will return to the pre-war basis. Therefore, every effort should be made to