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Unite d'Habitation Firminy, France. (Image by Pedro Varela, CC)

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Housing

Housing

I. Social AspectsJohn Madge

BIBLIOGRAPHY

II. Economic AspectsSherman J. Maisel

BIBLIOGRAPHY

I SOCIAL ASPECTS

Although it varies according to climatic differences, housing constitutes one of the most universal forms of material culture, being found in all except nomadic societies. Housing also represents an important element in all capital formation and the largest single component in the total building effort of any nation. From a sociological point of view, housing has a major part to play in ensuring continuity of community life.

There is also a close interrelationship between housing and family organization. In all cultures and at all times the type of housing has corresponded in some way to the organization of the family and has in turn sustained and reinforced existing forms of family organization. In many parts of the world, the extended family system is reflected in various clusters of rooms within which there are sections reserved for the basic units. The long house, for example, is found in a variety of cultures, from the Iroquois of North America to the peoples of southeast Asia; while the polygamous family structure still found in many parts of Africa requires a complex of huts, one for the husband and one for each wife and her children, arranged in order of rank.

The home is a ménage for production as well as for consumption and may therefore also reflect features of economic organization; for example, in the eighteenth-century wool centers in England many cottages included an upstairs room in which family members worked, and rural cottages everywhere tend to confuse the housing of humans and of live stock. The greater systematization of modern West-tern life has eliminated most of this form of provision, at least in urban communities; but new dwellings may still incorporate doctors’ offices, art ists’ studios, or scholars’ libraries, and new shops still often include living accommodations for owner or manager.

Control of house building. Until the nineteenth century there were few specialist builders, and in most cases members of the family unit built their own houses. This is still the case in many parts of the world, with the result that there is a close cor respondence between the dwellings built and the way of life of those who build them. However, in more industrialized societies this identity of aim is easily lost. Indeed there are typically three parties to the house-building operation: the builder and his workmen, the owner or entrepreneur who com missions the dwelling, and the family that will in due course occupy it. The situation is further com plicated by the fact that in many cases the new development will be associated with the migration of families into towns, a move which in any case requires them to urbanize their way of life and may involve renouncing the extended family or tribal system to which they had previously been accustomed.

Where an entrepreneur or landlord places himself between the occupier and the designer and builder, it is inevitable that the housing type will to some extent be imposed on the occupier. The motives of a landlord can vary considerably; but whatever they may be, his control of the means and nature of house provision is very powerful.

Although public authority housing takes an important and increasing share in the total building effort of most industrialized countries, the share of the private landlord is declining even faster and is being largely replaced by a growth in owner occupancy. Even in the socialist countries of eastern Europe, an important proportion of new house building is being undertaken privately. But the number of custom-built houses in such cases is relatively small, and most owner-occupiers move into houses that were, for all practical purposes, designed without consulting them. If there is a greater correspondence in the private sector between design and family needs, it is because the unsuitable houses prove more difficult to sell and their design is therefore not repeated; such houses, however, will not be destroyed but will merely be passed down to a householder who is less able to pay for what he wants.

Trends in housing standards. In every industrialized and industrializing country in the world there is an acute shortage of urban dwellings, and a substantial proportion of the world’s population is living in severely substandard housing: slums that have survived the uncontrolled building of the nineteenth century or shacks that reflect the un controlled urbanization of the twentieth century. But in spite of overcrowding and the physical decay of buildings, it is often difficult to demonstrate that bad housing is directly responsible for bad physical health; although bad health is often as sociated with bad housing, this is because both of these are generally secondary effects of poverty (Schorr 1964, pp. 6-7, 143-145).

Space standards. There is clearer evidence that inadequate space standards can disorganize family life. The current expert consensus in European countries is that the lower limit for mental health is 170 square feet of floor area per person (Chombart de Lauwe 1955; Musil 1962), and the desirable standards established by the American Public Health Association (1950) are twice the above figures. But these represent standards for new construction; and many European and North American families probably have a current space standard of less than 80 square feet per person, while it is certain that families are to be found in Latin America, Africa, and Asia with less than 20 square feet of floor area per person.

There is also evidence that an equally important criterion is the number of rooms in the dwelling. A careful survey by Loring (1956), using paired groups of “well adapted” and “disorganized” fami lies, showed that significant differences were associated with number of rooms available, floor area, and general surroundings, but not with other supposedly significant factors such as possession of a bath or the physical condition of the dwelling.

In spite of the gigantic backlog of substandard housing, it is expected that new construction will continue to improve its minimum standards of equipment and space. In Britain during the past sixty years, the recommended minimum space standard has increased by about 40 percent (or 50 square feet per person), and it is believed that the increase may have been greater in most other industrialized societies, which started from a lower base. On the basis of a sustained 3.5 per cent annual growth in productivity, it seems very possible that the minimum standard of new housing will double in the next forty years; even if space standards increase at only half this rate, a standard for new construction of 250 square feet of floor area per person would then be commonplace by the early twenty-first century.

The family and the home

In affluent countries, the rise of general space standards to the level previously reserved for middle-class homes has coincided with, and may have helped to stimulate, the growth of indivlduation in the home. Whereas in the traditional work ing-class home family life was lived collectively in the “living-kitchen,” today there is more stress on individual privacy and a greater tendency for members of the family to follow their own pursuits. There is a consequent trend toward the use of study-bedrooms and a greater willingness to recognize the distinctive needs of children in the home.

At the same time, new dwellings continue to play a substantial part in bringing about changes in family organization. This is illustrated particularly vividly in the context of urbanization. In eastern Europe, for example, there is a traditional type of peasant cottage consisting essentially of two rooms: the white room, which contains all the most valued family possessions and also acts as a store for grain and other nonperishable food; and the black room, which is used for all normal household purposes and includes niches for sleeping. Comparable arrangements are found in most other rural economies in Europe. Obviously such a subdivision is not appropriate or even possible in a multistory apartment building; the application of urban behavior standards requires more individual privacy, for example, for sleeping, but also requires less space for food storage and for other functions around which the traditional rural home rotates.

The urban wife is increasingly employed outside the home, and the development of substitutes for household tasks—launderettes, partly prepared foods, ironing and mending services—is proceeding rapidly alongside industrialization. Meal-taking is unlikely to disappear from the home, but the habit of taking some meals in company cafeterias and in restaurants is likely to grow. The care of children will probably be increasingly shared between the family and the social and educational agencies, and there may even be an increase in the use of boarding schools (cf. Musil 1962, p. 555). This should not, however, be interpreted as indicating a reduction in the space requirements in the home. It is regarded as important for family cohesion that the child should feel a member of the household even when absent; few authorities anticipate a widespread adoption of the deliberate segregation of parents and children practiced in many Israeli kibbutzim.

It is anticipated that a decreasing proportion of households will contain three generations; if present trends continue, more separate accommodations will be provided for elderly couples and single or widowed old people. There will probably be a concurrent increase in the number of young people living alone or with their peers. The net result of these and other changes will probably be that the proportion of households consisting solely of parents and dependent children will further increase.

The ecology of housing

In preindustrial countries, the majority still live in rural settlements, which have in most cases developed a close internal communication network commensurate with their internal social cohesion. With industrialization and the accompanying urbanization, the traditional close-knit integrated community is increasingly replaced by a pluralistic type of community comprising a number of sub cultures, at once interlocking and independent of each other. To a considerable extent the ecology of the community will reflect these divisions among its population.

Invasion and succession. The ecological the ories and studies of the early Chicago school were to a large extent concerned with what classes of people occupied different zones of the city (for example, Zorbaugh 1929). Similarly the ecological principles of invasion and succession were applied by these authors to the successive waves of occupants that passed through old existing stocks of houses. That succession took place at all is a reflection of the durability of houses, which so regularly outlive their original purpose, so that mansions originally built for wealthy families and their servants survive in multiple family occupation or as small hotels and rooming houses.

As has been stated, the main tendency in industrialized countries in the past fifty years has been the convergence in space and other standards of middle- and lower-class houses. Particularly in town centers, the relatively small row houses built for lower-class families three or more generations ago are coming within the size range of the urban middle-class family; and if they survive the hazard of urban renewal they are liable to experience “succession in reverse,” reappearing with brightly painted doors as bijou residences for those who can afford to buy out their less affluent lower-class occupants. Even in the United States, with its tendency to tear down and replace, succession is now some times a two-way process.

Slums and ghettos. One of the forms of succession that has been most documented and studied, particularly in the United States, has been the process by which immigrants or visible races such as Negroes have been forcibly segregated into slum-ghettos. This has come about because earlier inhabitants have typically first resisted invasion and then fled, leaving the newcomers in possession. Housing for nonwhites and for underprivileged immigrants is generally substandard in space, amenities, and repair; out-of-bounds for mortgage investment or other private financing; overpriced for what it is; and underprovided with public and social services (Abrams 1955, pp. 74-75).

Areas with the above characteristics are not inevitably turned into ghettos. Slums and substand ard areas occur in almost all cities of any size, particularly if the population is growing. If obsolescent housing ripe for slum formation does not already exist, shacks are often built on the perimeter of the town to act as a substitute. This type of development is resisted by civic authorities with varying vigor and success.

Urban renewal and relocation. Unlike perimeter shack development, substandard areas are often well located near the city center, and some offer tempting possibilities for urban renewal. The extent to which this situation has been exploited for private gain has varied greatly, but there have been notorious examples in American cities and else where in which whole neighborhoods of underprivileged families have been displaced in favor of luxury apartment buildings, creating even greater pressures on surviving slums. Until comparatively recently the net effect of urban renewal has probably been to increase the amount of segregation; and while, by the mid-1960s (except in countries such as the Republic of South Africa, which retained a philosophy of segregation) there appeared to be a tide toward integration and interracial housing, it seems probable that the general trend toward social stratification and class division is being accentuated.

Whether urban renewal reduces or increases the problem of the slums, it is commonly believed that its net effect is to harm the community spirit of the long-established neighborhoods. Young and Will-mott (1957) and Gans (1962) have argued that relocation programs almost inevitably break up the cohesion provided by the kinship network, while Jacobs (1961) has stressed the inhumanity and monotony of many renewal projects. In discussing older neighborhoods, it is necessary to distinguish clearly between those sections containing a fluid, disorganized, and often no-family population, and those sections containing close-knit but poor families, often recent immigrants or otherwise under privileged.

The success of relocation largely depends on how it is administered. The “melting-pot” theory, based on the idea that slum dwellers can be “reformed” by placing them in a project where they will be influenced by respectable neighbors, can produce a calamitous and quite unnecessary destruction of social cohesion and lead to loneliness, anxiety, and temporary neurosis. For all families that move there is a painful period of adjustment which is only bearable if the move was wanted and if established neighbors are welcoming. It has been shown (for example, by Festinger et al. 1950) that friendships can depend on physical layout and that satisfaction and morale in the neighborhood are maximized if the layout as well as the social climate encourage interaction. European research workers (for example, Kuper 1953) support this thesis but tend to set more store on the need for the individual to be able to select and regulate the extent of his interactions.

Suburban development. Whatever the density of redevelopment, a normal result of renewal is an increment of pressure on suburban housing. Even without these pressures, improvements in transport and communications are rapidly increasing the range and popularity of the commuter areas around cities [seeTransportation, article onCommutation]. It is in the most urbanized and industrialized countries that the suburban belt is most clearly in evidence. The original “new towns,” although planned as communities and occupationally more or less self-sufficient, have so far reflected in a more organized way the same demographic tendencies as have elsewhere led to peripheral suburban development. Their populations are generally to a large extent self-selected and consist mainly of upwardly mobile middle-class families. It has been claimed (for example, by Whyte 1956) that such families have developed a new interactive way of life that leaves little room for permanence or privacy, but more recent studies (Berger I960; Dob-riner 1963) have shown that new communities set up under different circumstances can develop along more traditional workingclass lines.

Beyond the city suburbs and the “green belts” there is a still newer wave of community development. This may have started with the quest for exclusiveness of upper-class “exurbanites,” but emancipation by automobile has brought whole counties into range, and the sprawl of an even looser suburbanism lacking either physical or social focus is extending every year. This type of development is occurring throughout the Western world in all regions of relatively high density, and it has so far overwhelmed the resistances of even the most assiduous planners. In the more industrialized counties it is becoming difficult to find a genuine rural village. The old types of social activity that generations of country dwellers have gradually built up are largely inappropriate, and the older rural institutions are unable, if not unwilling, to adapt to the new pattern of social demand.

Status attributes of housing

In spite of the convergence of social class characteristics, there are distinctive class differences in ideology and behavior that transcend differences in wealth and can be readily detected by objective comparisons. The two main differences between middle-class and working-class ideologies that are reflected in their homes are the former’s greater stress on individualism, which requires a home that gives some scope for privacy and self-expression to every member of the household, and the latter’s greater stress on saving and repairing as opposed to spending and discarding, which requires greater provision for storage of possessions. The middle-class home is also used for more or less discreet displays of “conspicuous consumption.” These early insights, including those of Veblen (1899) and the Lynds (1929), were followed by the systematic attempts of Warner and Lunt (1941), Chapin (1947), Guttman (1942), and others to construct a scale of social status. In spite of various anomalies, it is clear that the importance of space and material possessions to the individual family, and the state of repair in which the home is kept, can quite properly be used as one component in the perennial search for an objective index of social class.

There is naturally a general correlation between the type of house and the neighborhood, both because of the tendency toward uniformity of standards in any particular section and also because of the physical fact that adjacent dwellings will often have about the same date of construction. As a general rule, the location of a home is likely to be even more revealing of the social status of a family than the type of house and its contents. In the United States a large number of ecological reports have been prepared since the early 1930s, with the help of the census tract data provided by the Bureau of the Census, showing social class and other related characteristics of cities and city neigh borhoods all over the country. Similar information is becoming available in Britain and elsewhere and is being used for sophisticated forms of ecological analysis.

Social policy

On a world view, very great variations are to be found in the extent to which different governments take responsibility for housing their populations. Some intervention is found necessary wherever urbanization is occurring, if only in order to prevent the outbreak of epidemics and other illnesses caused by unsanitary and overcrowded conditions. Furthermore, if the government is promoting in dustrial development, it will be under pressure to provide, or stimulate the building of, workers’ housing within reach of the new plant; the incentive of good housing is an important lever in attracting suitable families into the towns from rural areas. In addition to these motives of enlightened selfinterest, governments may also be impelled on grounds of social welfare to make provision for their less privileged citizens, for example, by producing houses for special groups such as old people, by creating new interracial neighborhoods, or by subsidizing the provision of new houses in order to raise housing standards.

Historically, the provision of housing for special groups in industrialized countries has been one of the responsibilities assumed by private charities. As still occasionally happens, the close-knit industrial and professional groups looked after the housing needs of the less privileged of their members’ or ex-members’ families. Other more general private charities in a great variety of countries have built almshouses and continue to build and maintain housing projects for low-cost rentals. In the nineteenth century money for these purposes was raised in Great Britain from so-called “five percent philanthropists,” who were willing to loan money for a return at less than the current rate of interest so that these projects could be financed.

Subsidized housing. It is only in the last fifty years that the burden of subsidizing the housing of the poor has been partly assumed by the state and the city authorities. Even today there are some in dustrialized countries in which the public provision of housing is negligible. The outstanding example is the United States, where new public housing represents only 3 or 4 percent of new permanent starts (U.S. Bureau of the Census, as quoted in Van den Broek 1964), so that the total share of public housing is probably now only 1 or 2 per cent. Some states have even passed legislation containing clauses that effectively prevent any additional provision of public housing (in 1966 the constitutionality of such clauses was being tested in the courts).

In the United States and in other countries with similar policies, very substantial public funds are invested in the housing program; but they are used not as a form of social service but to help citizens to buy their own houses. This policy is intended to benefit those most able to help themselves; the assumption is that the houses thus vacated will become available for poorer families and that a general reshuffling will take place so that virtually all sections of the community may benefit.

In spite of the great divergence in philosophy between this kind of assisted self-help and the welfare-state policies now being implemented over much of the globe, the difference in practice has been far less striking. Governments have generally shied away from making direct provision by building new houses for the poorest families. This follows the experience of the private philanthropists that it is unattractively expensive to subsidize new housing to the point at which really poor families can afford the rents.

Even in countries with a relatively low economic growth rate, much of the current demand for housing at any date is from newly married couples and from upwardly (and, in the case of the urban population, outwardly) mobile families, and the provision of new housing is predominantly attuned to their needs. It is only in cities undertaking a vigorous urban renewal and slum-clearance program that a substantial number of really poor families are displaced and forced to seek new homes. Even with generous subsidies many of these underprivileged families find the new rents too high and tend to gravitate back to the remaining slums, thereby further overcrowding these areas.

There is by now a fair understanding in some countries of human needs in housing and also of the means by which these needs can be satisfied. This will have to be extended to other areas and also kept up to date as new housing forms are developed. What is now needed in addition is a fuller knowledge of what conditions are most favorable to satisfactory social organization and, in par ticular, what types of social planning should accompany the massive relocation and urban renewal programs that we shall have to undertake in the coming years. In other words, the balance of effort should swing from static to dynamic studies, from social investigation toward participation and social action.

John Madge

[See alsoPlanning, Social, articles onRegional and Urban PlanningandWelfare Planning; Segregation.]

BIBLIOGRAPHY

Abrams, Charles 1955 Forbidden Neighbors: A Study of Prejudice in Housing. New York: Harper.

American Public Health Association, Committee on the Hygiene of Housing 1950 Planning the Home for Occupancy. Chicago: Public Administration Service.

Berger, Bennett M. 3960 Working-class Suburb: A Study of Auto Workers in Suburbia. Berkeley: Univ. of California Press.

Chapin, Francis S. (1947) 1955 Experimental Designs in Sociological Research. Rev. ed. New York: Harper.

Chombart de Lauwe, P. H. 1955 Le logement, le ménage et l’espace familial. Informations sociales 9:956–980.

Dobriner, William M. 1963 Ciass in Suburbia. Engle-wood Cliffs, N.J.: Prentice-Hall.

Festinger, Leon; Schachter, Stanley; and Back, Kurt (1950) 1963 Social Pressures in Informal Groups: A Study of Human Factors in Housing. Stanford Univ. Press.

Gans, Herbert J. 1962 The Urban Villagers: Group and Class in the Life of Italian-Americans. New York: Free Press.

Guttman, Louis 1942 A Revision of Chapin’s Social Status Scale. American Sociological Review 7:362–369.

Jacobs, Jane 1961 The Death and Life of Great American Cities. New York: Random House. → A paperback edition was published in 1962 by Random House and by Cape.

Kuper, Leo (editor) 1953 Living in Towns. London: Cresset.

Loring, William C. Jr.1956 Housing Characteristics and Social Disorganization. Social Problems 3:160–168.

Lynd, Robert S.; and Lynd, Helen M. (1929) 1930 Middletown. New York: Harcourt. → A paperback edition was published in 1959.

Musil, Jiri 1962 The Sociological Approach in Planning Workers’ Housing: The Experience of Czecho slovakia. International Labour Review 86:545–566.

Schorr, Alvin L. 1964 Slums and Social Insecurity. London: Nelson.

Van den Broek, J. H. (editor) 1964 Habitation. 3 vols. Amsterdam: Elsevier.

Veblen, Thorstein (1899) 1953 The Theory of the Leisure Class: An Economic Study of Institutions. Rev. ed. New York: New American Library. → A paperback edition was published in 1959.

Warner, W. Lloyd; and Lunt, Paul S. 1941 The Social Life of a Modern Community. New Haven: Yale Univ. Press.

Whyte, William H. Jr. 1956 The Organization Man. New York: Simon & Schuster. → A paperback edition was published in 1957 by Doubleday.

Young, Michael; and Willmott, Peter 1957 Family and Kinship in East London. Institute of Community Studies, Report No. 1. London: Routledge; Glencoe, 111.: Free Press. → A paperback edition was published in 1963 by Penguin.

Zorbaugh, Harvey W. 1929 The Gold Coast and the Slum. Univ. of Chicago Press.

II ECONOMIC ASPECTS

Economic problems, analyses, and policies concerning housing differ considerably between the various types of national economies. Dissimilar needs and suggested solutions appear among de veloped as compared to emerging economies. The market structure, whether planned, quasi-planned, or more laissez-faire, also strongly influences the manner in which problems arise.

Economists have approached the housing question from three rather disparate points of view: that of real investment, consumption, and technology. Most analysis has been concerned with construction and housing as investment problems. Major interest has focused on the fact that construction is a large, significant industry with one of the greatest year-to-year variances. This literature has dealt with fluctuations and possible cycles. However, other investment questions such as exploring optimum rates of construction in relation to a country’s existing and planned expansion of capital and present and expected levels of consumption have received more attention in recent years.

For over one hundred years, housing has also played a prominent role in the theory of consumption and social reform. Housing takes a large share of consumption budgets. Individual standards of living are heavily influenced by the level of housing and the amount paid for it. Criticisms of the housing level achieved are common, and economists have sought the reasons why better standards of housing do not prevail.

Other economic problems arise with respect to the methods of production. Housing techniques have developed over thousands of years, but many feel that their rate of improvement has lagged behind other fields. Studies of production have attempted to find the economic rationale for existing techniques while searching for methods to improve the production process.

New investment in housing. Table 1 shows the relative importance of construction and housing in different economies. Total construction expenditures range from 3.5 to about 15 percent of the gross national product (GNP) and from 40 to 70 per cent of gross fixed investment. Depending on the economy, housing production varies from 2 to 5 per cent of the GNP. In each case, the magnitude of housing production is sufficiently large for its movements to cause related repercussions through out the economy. The impact is heightened because construction in general, and particularly housing construction, is among the most volatile of all major industries. Housing fluctuations have had large amplitudes. In the United States, for example, the value of housing production in 1933 was less than 13 per cent of its value in 1929. In the post-World War ii period, while economies experienced relative general stability, housing remained extremely unstable.

Economists have debated whether the fluctuation pattern of building differs basically from that of the rest of the economy. The evidence is not clear-cut, but most observers note that long swings or cycles of 18 to 20 years appear to mark the indexes of building construction in both the United States and the United Kingdom. Some of the literature on the subject attaches the name of “the building or construction cycle” to these observed movements. Abramovitz (1962) holds that since the Civil War there has been a succession of long swings in aggregate construction activity, consisting of upsurges followed by either protracted declines or pronounced retardations, in which all the major sectors of the industry have usually if not invariably participated.

Causes of fluctuations. Many have attempted to describe the special factors which could make housing fluctuations differ from the rest of the economy. As in other areas of cycle theory, some have tried to derive simple, constant models for all past movements; the majority of theories, however, are eclectic. They hold that while housing fluctuations do take a unique form because of the nature of the industry, the proximate cause or causes of past movements differ.

The theories ascribe unique demand, supply, and market interactions to the housing market. Uniqueness arises from special demand factors, the size and durability of houses, the few times the average family enters the market and the family’s relative ignorance, the importance of credit in facilitating construction and purchases, the entrepreneurs’ small size and lack of capital, and the difficulties of market adjustment.

A high percentage of construction is that required to house or service net additions to house holds. An expanding population, either through natural growth as births exceed deaths or through migration, requires more dwellings. Another important demographic force is the splitting of extended families into separate households. Young couples may seek their own homes earlier in life rather than share units with their parents. The

Table 1 — Patterns of investment, 1960
 GNPGROSS FIXED INVESTMENTTOTAl CONSTRUCTION AS PERCENT OF:DWEIUNG CONSTRUCTION AS PER CENT OF:
 (millions of dollars)(as percent of GNP)GNPGross fixed investmentGNPGross fixed investment
Source: Year Boot: of National Accounts Statistics: 1962. Copyright, United Nations (1963). Reproduced by permission.
Argentina 9,444.1 20.9 7.8 37.6 **
Canada 37,046.622.7 14.9 65.6 4.0 17.7
Chile 4,892.2 8.7 3.6 41.2 **
Germany (F.R.G.)67,708.2 24.0 12.0 50.2 5.4 22.4
Japan 38,845.0 31.4 * * 2.3 7.4
Kenya630.0 18.4 10.3 55.8 3.0 16.4
South Africa7,433.5 20.7 11.8 57.2 **
Sweden 12,287.0 21.9 14.1 64.5 5.0 22.8
United Kingdom 71,068.8 16.1 7.9 48.7 3.0 18.6
United States 504,404.0 16.4 10.9 66.6 4.5 27.4

number of single individuals, particularly widows, maintaining their own homes may rise.

In the past, waves of household additions appear to have resulted from variations in migration and from an uneven age distribution in the population. Even within given population structures the rate of family formation has varied significantly as a result of both social and economic forces.

The need to replace existing units is another demand factor. Net replacements have ranged from zero to a third or more of total demand. Several theories posit a replacement cycle. Required replacements could fluctuate as an echo of bunched dwelling construction in the past. However, replacement cycles are not evident in the data. Since the housing stock has been expanding rapidly, the percentage of the stock old enough to require replacement is minor. The useful life of dwellings is extremely long. Few buildings require replacement on merely physical grounds; most replacement takes place because the location is needed for other uses. Replacements appear more closely related to the size of the stock and to economic conditions than to the age and quality of existing units.

Over periods such as a decade, most of the demand for new construction is directly related to the number of net additions to the households in a locality, plus the net number of units demolished, replaced, or removed. Movements in unoccupied units (vacancies) are significant in short periods, but their importance diminishes the longer the time span examined.

The short-run movements in demand have causes similar to those of fluctuations in other spheres. Movements in employment, in assets (particularly equities of existing dwellings), in prices, costs, and in credit all change the demand for new units. Insofar as these variables move with business conditions, the resulting housing fluctuations resemble those of other spheres.

There are also logical reasons to expect that construction will at times fluctuate in a pattern differing from the remainder of the economy. Many authors place particular emphasis on credit. Because of size and cost of buildings, construction is highly dependent on the existence and terms of debt financing. Movements in credit availability, the required down payment, the period of amortization, and the interest rate can force individual owners and builders in and out of the market. Credit terms may move separately from other economic variables. The length of lag between the movements of credit terms and their impact in the construction market differs from that of other industries. Many writers believe that the post-World War ii experience in both the United States and western Europe gave evidence that credit did cause special fluctuations.

Housing demand has two dimensions: one consists of the number of separate dwellings required; the second measures the amount spent per dwelling. This latter amount varies with the size, quality, and features included in a house. Economic variables appear to have a much larger impact on the amount spent per dwelling than they have on the number of dwellings demanded.

When the demand for the services of dwellings shifts, still larger fluctuations occur in required new investment. This creates greater amplitude in the movements of building. The acceleration principle is at work: a 2 per cent increase in the desire for housing may cause new construction demand to double, while in response to a similar decrease new construction might fall almost to zero. [SeeInvestment, article onThe Aggregate Investment Function.]

Other reaction differences arise because of peculiar factors in the market and the real estate industry. Supply adjusts slowly. Because of lack of information much building, particularly of apartment houses, may occur even after an excess of supply exists. The “gestation period” for large structures is long. Apparent increases in demand can easily be multiplied through high expectations, easy credit, and the large number of small firms. Furthermore, builders or promoters who sell to others can often make a profit simply through the building process, even if the completed unit is unneeded.

When the new excess supply reaches the market, vacancies result. As these build up new construction is slowed down. If a demand drop occurs with vacancies already high, as happened after 1929, the disruption of the market is heightened. Since the number of units required has a low price elasticity, no fall in prices is sufficient to fill the vacant space.

Stabilization policies. Because the industry’s structure makes large-scale fluctuations probable, interest has attached to governmental policies which might dampen some cycles. Suggested policies have included better market information, credit controls, varying subsidies, and direct governmental action either to remove old units from the stock or to purchase new ones.

Stabilization programs may attempt to increase the long-run basic demand or to concentrate more demand in particular periods. Attempts to offset short-run movements are difficult. Forecasting problems, the complicated lag situation, and a slow reaction time all make it extremely difficult to inject the stabilizing demand into the market at the necessary times.

Other investment problems. Developed countries have studied housing because of its fluctuations. In developing economies, housing investment has been looked at primarily as a major drain on limited funds. Industrialization and urbanization go hand in hand; individuals and families leave the farm village to work in the city, where they must be housed. Each industrial job requires additional investment in the urban infrastructure. Analysts cannot consider merely the direct investment requirements and the payoff for a transfer of employment from farm to factory. They must take into account many additional costs, of which housing is a major item. Investments in housing tend to be expensive and slow. In developing economies, slums and urban growth are virtually synonymous. Decisions as to how to meet these additional needs are difficult and complex. Significant social costs result when investment is channeled to housing rather than to seemingly more productive spheres. On the other hand, slums and housing shortages create social costs which may in turn reduce the productive effort.

Within developed economies, major debates have occurred as to the proper amount of investment to be allocated to housing when the economy is at full employment. Some feel that housing needs were given too low a priority as western Europe attempted to fight inflation in the post-World War ii period. New housing space was rationed during a period when other parts of the economy were booming.

Consumption of housing. Housing standards vary greatly from country to country, and even wider ranges of consumption standards exist within countries. Almost everywhere some people live in shacks while others occupy mansions. Large numbers of families would occupy both more and higher-quality space if either their incomes were increased or the costs of housing lowered. The problem of why adequate housing is not made available to all income groups has received consid erable analysis, but no generally accepted answers are available (Grigsby 1963).

Table 2 shows the percentage of expenditures going to rent. It shows large variations; the average spent on rent varies from 1 to nearly 15 percent among the countries listed. Within individual countries the highest percentage spent is commonly double or triple the lowest.

Considerable effort has been expended on the analysis of these variations. The reasons for some

Table 2 — Percentage of household consumption expenditures spent on rent
  AVERAGE(MEAN)
PER CENT
SPENT ON RENT
RANGE OF
PER CENT
SPENT ON RENT
Source: Compendium of Social Statistics: 1963.
British Guiana1955-19562.90.6 to 5.9
France1956-19575.24.3 to 6.4
India1950-19511.10.5 to 1.7
Nigeria1953-195510.09.5 to 10.6
Philippines1956-19579.16.8 to 16.5
South Africa195514.611.2 to 16.5
Sweden195811.69.6 to 13.5
United Arab Republic195812.410.5 to 17.0
United Kingdom195910.35.9 to 15.6
United States195011.99.5 to 17.9

differences are evident. One area’s rents may appear to exceed others purely because of definitions—what is included in rent and the services furnished vary. The relative level of housing costs, frequently based on differences in climate and standards, will be important. Tastes in housing are also extremely broad, so that what is demanded and paid for will differ. Within a given country, factors influencing family expenditures are known to be numerous. Maisel and Winnick (1960) report results similar to those of many other studies. Tenure (rental or ownership) and the type of credit available for ownership cause significant expenditure variations. Among a given tenure group, income is the most important variable. The cross-section income elasticity of housing appears to fall around .5 and .6.

Family demographic features are also important. The type of head, the age of head, and race are all related to differences in tenure and in expenditures within tenure groups. Other factors which influence housing demanded and received include education, occupation, and the location of the family by size and type of community.

Use of subsidies. Many value judgments have been made that people underspend for housing. The level of housing purchased in a free market by many groups of the population is held to be below a desirable standard based on concepts of national health and welfare. It is argued that since housing of good quality is an expensive item, low-income families can purchase or rent sound dwellings only at the expense of other budget items. Since their income is inadequate for all wants, they tend to sacrifice the quality of housing. Compared to sacrifices of food, clothing, or other items, poorer housing can more easily be accepted.

In almost all countries the problem of inadequate housing has been met through subsidies. These tend to take the form of direct housing subsidies rather than general income subsidies which could be spent as the low-income family desired. Among existing types of subsidies are public ownership of dwellings with rents charged at less than costs, rent payments, government payment of part of the costs of Construction, and government subsidies in the form of easier or cheaper credit.

The use of housing subsidies rather than income subsidies would appear to be based on the assumption that the housing market is special. It is feared that general income subsidies would be dissipated through higher rents with only minor improvements in the quality or quantity of housing. It is argued that unless the government uses its expenditures to assure an increased supply of adequate housing, the money will be wasted. Various reasons for such possible poor results are cited. Improper transmission of information in the housing market is one. The market structure may be such that unless the quality is controlled through the form of the subsidy most of the increased supply will be poor. Furthermore, if subsidies are general the recipients might choose to continue to live in housing deemed unsatisfactory by those favoring the subsidies.

Low-income housing programs have frequently been teamed with those for slum clearance. It is argued that the normal market cannot clear slums unless governmental powers are utilized. The external economies and diseconomies are such that a few property owners could frustrate the will of the majority by threatening or attempting to gather most of the joint values for themselves. Tying a housing subsidy program to slum clearance is not a necessary condition, but it simplifies the process. Joint programs make replacement units available for some of the displaced households.

Effects of rent controls. In many periods of housing shortages, rent controls have been adopted. Arguments for controls depend primarily on concepts of a fair distribution of income. Additional housing can be brought into the market only slowly, or, in periods of war or disaster, not at all. Since the price elasticity of household formation appears to be low, even rapidly rising rents would not have much impact on the number of dwellings demanded. Higher rents would have to be met from already inadequate budgets. These higher rents would increase the income of landlords, who are assumed to be among the wealthier classes. Rent controls are also used because they are comparatively simple to administer. Potential capital gains on dwellings can be limited. Whether or not it is economically sound, the ability to contain one area of prices has obvious practical advantages.

Most arguments against rent controls consider difficulties that arise if controls are extended be yond immediate emergencies. It is claimed that controls halt market adjustments. They artifically raise demand because of lower prices, while they hold down supply since higher returns cannot be earned. Also over longer periods, the redistribution effects tend to alter. Instead of tenants being favored over landlords, old tenants are favored over new and some industries over others. The costs of operating in an artificial market rise with time, while the economic advantages fall.

Production of housing. The types of houses produced vary widely. The United States and England mix single-family units and larger apartments, with most emphasis given to single-family units. In Europe a higher percentage of apartments is produced. In many other areas small, simply constructed individual units predominate.

In most countries, however, the housing industry has roughly similar characteristics. Entry is simple, and the number of firms is large. The amount of overhead and of mechanical equipment required is low. The rate of technological innovation is slow, and labor tends to be skilled in specific crafts. Difficulties arise in training and in planning the progression of jobs. People compare housing to other industries and usually conclude that it is unpro-gressive or backward.

In many countries popular comment seems to attribute the difficulties of the industry to a “devil theory.” Progress is thought to be blocked by some entrenched group, be it builders, labor, financial institutions, bureaucratic government, or others. The few economic studies of the housing industry (Maisel 1953; Kelly 1959) place much greater emphasis on its structure as a normal response to the unique problems of building dwellings.

Houses are primarily assembled and attached to individual plots of land. Land costs are significant, and each lot is unique. The joining of the land and building is complex and expensive. The buildings are large, heavy, bulky, and durable. A great deal of the expense in housing construction results simply from moving materials from point to point rather than from fabrication. In the assembly process, many different skills must be used because the variety of materials and finishes is great.

The industry produces a wide variety of custommade products. Its demand is fickle and fluctuates widely; builders must be prepared to expand and contract production rapidly. Flexibility is possible through drawing on the labor and materials available in the much broader area of total construction; however, such flexibility tends to be at the expense of specialization and large-scale automated production.

Probably the rate of innovation has been some what greater than is commonly believed. On the other hand, it has certainly been slower than in most highly industrialized parts of the economy. It is virtually impossible to separate the structure of the industry and the uniqueness of the product and market from the rate of change. Many different types of control, of management, and of labor exist in various countries; nevertheless, no country or form of organization has developed a vastly different product or obviously more efficient techniques.

There is some indication that because of the industry’s fragmented structure, research expenditures and results are less than elsewhere. Firms work on their own product but pay little attention to the process as a whole. No firm controls enough of the final product to make an over-all point of view worthwhile. While there appear to be potential external economies, governments have done small amounts of research; and their efforts and results thus far are minor.

Many observers conclude that any major changes in structure and technique will depend upon the discovery of new materials and vastly different methods of production. As long as houses continue to be built approximately as they were in the past, changes can only be gradual. No single part of the structure, or individual material, or task is important enough for a saving in its cost to be truly significant. More rapid progress appears to require the elimination of whole groups of materials and functions.

Sherman J. Maisel

BIBLIOGRAPHY

Abramovitz, Moses 1962 Long Swings in Economic Growth in the United States. Pages 46-48 in National Bureau of Economic Research, Annual Report, Forty-second. New York: The Bureau.

Beyer, Glenn H. 1958 Housing: A Factual Analysis. New York: Macmillan. → Contains a bibliography.

Burns, Arthur F. 1935 Long Cycles in Residential Construction. Pages 63-104 in Economic Essays in Honor of Wesley Clair Mitchell. New York: Columbia Univ. Press.

California, University Of, Los Angeles, Real Estate Research Program 1966 Essays in Urban Land Economics in Honor of the Sixty-fifth Birthday of Leo Grebler. Los Angeles: The University.

Columbia University, Institute For Urban Land Use And Housing Studies 1953 Housing Market Analysis: A Study of Theory and Methods, by Chester Rapkin, Louis Winnick, and David M. Blank. Washington: U.S. Housing and Home Finance Agency, Office of the Administration, Division of Housing Research.

Compendium of Social Statistics: 1963. 1963 United Nations, Statistical Office, Statistical Papers, Series K. No. 2. New York: United Nations.

Grebler, Leo; Blank, David M.; and Winnick, Louis 1956 Capital Formation in Residential Real Estate. Princeton Univ. Press.

Grebler, Leo; and Maisel, Sherman J. 1963 Deter minants of Residential Construction: Research Study Four. Pages 475-620 in Commission on Money and Credit, Impacts of Monetary Policy. Englewood Cliffs, N.J.: Prentice-Hall. → Contains a bibliography on fluctuations.

Grigsby, William G. 1963 Housing Markets and Public Policy. Philadelphia: Univ. of Pennsylvania Press. → Contains a bibliography.

Kelly, Burnham 1959 Design and the Production of Houses. New York: McGraw-Hill.

Maisel, Sherman J. 1953 Housebuilding in Transition. Berkeley: Univ. of California Press.

Maisel, Sherman J. 1963 A Theory of Fluctuations in Residential Construction Starts. American Economic Review 53:359–383.

Maisel, Sherman J.; and Winnick, Louis 1960 Family Housing Expenditures: Elusive Laws and Intrusive Variances. Volume 1, pages 359-435 in Conference on Consumption and Saving, University of Pennsyl vania, 1959, Proceedings. Philadelphia: Univ. of Penn sylvania Press.

Ratcliff, Richard U. 1949 Urban Land Economics. New York: McGraw-Hill.

Twentieth Century Fund, Housing Committee 1944 American Housing, Problems and Prospects: The Factual Findings, by Miles L. Colean. New York: The Fund.

Winnick, Louis 1958 Rental Housing Opportunities for Private Investment. New York: McGraw-Hill.

Yearbook of National Accounts Statistics: 1962. 1963 New York: United Nations Statistical Office, Department of Economic and Social Affairs.

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Housing

HOUSING

HOUSING. The ancient Greek word for household, oikos, is the root of the modern word "economy." In early modern Europe, housing was associated both with living and working, consuming and producing. This combined function shaped the outward form and internal organization of houses during the era. It also introduces complications to explicating the theme of housing, because the focus could be equally on the domicile itself or on the groups of people who inhabited it. Contemporary officials often used the term hearth to refer to households, though the term refers to the structure used to heat a room as well. A lack of sources makes it difficult to determine who actually lived together in the early modern era: in some cases, several households lived together under one roof, perhaps in separate rooms or all together. It is also difficult to determine how people used space inside the house: there are very few descriptions of house interiors and little way of knowing how representative those descriptions are.

There was no single "typical" house of the early modern era. For one thing, there was a strong tendency toward regional cultural patterns, both among and within linguistic and political units, which were expressed in housing styles. Few things more readily distinguish different regions than the prevailing style of houses, especially in the countryside. Regional differences resulted in part from local variations in building materials, but they clearly had deeper cultural roots as well. Housing types were also shaped by the fundamental difference between urban and rural living conditions. Though the overwhelming majority of Europeans lived in the countryside, the urban world was often more dynamic and exhibited a greater variety of living conditions. Town size magnified those differences. A few great cities, such as Paris or London, had a completely different housing mixture from the typical "large" city of about 20,000 inhabitants, not to mention the numerous small towns of the era. Variation in status and the work people performed also affected how and where they lived. The houses of nobles and patricians were quite different from those of peasants and artisans. Higher status homes certainly displayed a greater variety of styles than did lower status homes. Even more importantly, however, higher status homes comprise the greater body of evidence about what was in early modern homes and how they were used. Thus, while one may talk about some general trends in all housing during the era, the key features of housing must be viewed in wider social and geographical contexts.

BUILDING HOUSES

There were no significant technological changes affecting living conditions in early modern Europe. Building materials and practices did not change much. As a rule, the types of houses that people lived in at the end of the eighteenth century would have been familiar to those of the early sixteenth century, aside from external ornamentation. Indeed, many houses remained standing for the entire period, though wood-frame houses typically needed replacing every century or so. This continuity of building styles was particularly pronounced in the housing of peasants and artisans. However, elite housing did change in function and style over the period, so that a noble palace at the end of the early modern era would have appeared quite different from one at the beginning of the era.

There were three main building materials for houses: wood, stone, and brick. One may divide European housing into three zones according to which of those materials was predominant in buildings because of local availability of that material. There was, however, a status hierarchy of building materials, so that some towns would include a few stone or brick buildings in among a majority of wood-frame houses. In the great cities, homes of the elite were constructed of stone or brick, while homes in poorer districts were built of wood. Stone and brick also became more prevalent building materials over time. By the seventeenth century, Paris had (poorly enforced) regulations prohibiting wood construction. London also built more extensively in stone and brick after the devastating fire of 1666. The progress of stone building in large cities was varied. The French city of Cambrai had numerous stone houses by the middle of the seventeenth century. Nearby Rouen did not begin to build in stone until the end of the eighteenth century. The German city of Nuremberg built houses with stone first floors and half-timbered upper stories.

Wood was the favored building material in both the towns and countryside of the heavily forested parts of northern and central Europe. It was unusual for houses to be built entirely from logs. Instead, most structures were half-timbered: large hewn logs formed the frame for the house, while the spaces within the frame were filled with wattle and daub (a mixture of sticks with mud or plaster), with bricks, or stucco. Timber for housing construction was not, in fact, a highly developed industry in the era. Timber exports were more likely to be sent for shipbuilding than housing, so half-timbering eased demand for large logs. Indeed, in some port towns, the primary source of timber for house construction was old ships. Half-timbering created a distinctive colorful urban landscape, remnants of which exist today in some German, French, and English towns. By the late eighteenth century, however, half-timbered town houses were often considered excessively rustic. The facades of such houses were plastered over to create a more classical effect.

A major danger of the widespread use of wood in construction was fire. Fires leveled many towns, such as Stockholm, Sweden, in 1625. Fear of arsonists was a common concern of householders and town officials alike.

In most of southern Europe, and some parts of northern Europe, timber was much scarcer than stone, so stone and mortar were the preferred building materials for both towns and the countryside. The quality of stone used in construction could vary widely. Almost all structures were constructed from stone quarried locally. Small towns and villages took on a unified landscape from the color and texture of the locally quarried stone. For example, the all-red sandstone of the village of Collonges-la-Rouge in France distinguished it from the mostly golden or gray stone of neighboring towns. More elegant housing might rely on stone imported from a greater distance, but most quarries were small operations that depended on major public projects such as churches to drive most of their activity.

In the coastal regions of northern Europe and in the larger cities of southern Europe, brick was the preferred building material. Brick making was a significant industrial operation, the center of which was usually located in the countryside near a town. Unlike stone and wood, brick was used almost exclusively for urban housing. Farmhouses in regions where urban brick houses predominated were usually half-timbered or wattle and daub. Bricks were well designed for constructing geometrically proportioned, stable houses, which produced regimented streetscapes. In northern European cities in the Netherlands and coastal Holy Roman Empire, exposed brickwork helped define the city landscape in the same way that colored stone defined some southern European towns. In the southern European cities that used bricks instead of stones, the bricks were usually covered with stucco, so that it was not immediately apparent that brick rather than stone was the primary building material.

Roofing material was equally subject to the interplay of local availability and a slight status hierarchy of materials. In the countryside, both stone and half-timbered houses were usually roofed with thatch. More substantial houses in the countryside and most urban houses were covered with shingles, which might be made of wood, locally quarried slate, or kiln-dried tiles. Only the houses of the wealthiest people would be sheathed in lead or copper.

The building trades themselves also underwent little change during this era. Most rural houses and houses of artisans were built by guild craftsmen, masons, and carpenters, without the assistance of architects. Some towns enforced building regulations to ensure effective design. In sixteenth-century Nuremberg, for example, the town building department acquired many drawings of new structures and additions that were to be built, few of which were created by architects. By the end of the early modern era, architects began to play a more prominent role in constructing housing for urban professionals as well as noblemen.

PEASANT HOUSES

The majority of the European population lived in villages. Most villages exhibited a uniform housing type, because there were only small disparities of wealth and work among most peasants. Nevertheless, one can find some differentiation between the houses of the rural poor and those of the more substantial farmers. The most common dwelling for the rural poor was a one-room house, sometimes called a "long house," where the residents slept, ate, and worked in the same space. In its most basic form, it had an open hearth in the middle of the room and a hole in the ceiling to let the smoke out. The house was built on the ground, which served as the floor. Straw or grass was strewn on the floor to reduce dampness. Light could enter the house through windows, which lacked glass but could be closed by wooden shutters. More advanced houses had a brick or stone hearth with a chimney located on one side of the house instead of a centrally located firepot. Such houses had glass windows to let in light and keep out the cold. It also became increasingly common for even simple farmhouses to be built on excavated foundations and wood plank floors rather than simply resting on the ground.

For modern observers, and even for some contemporaries, one of the most striking features of the single-room house was that animals would be housed under the same roof as people. Writers who stayed at such rural farmsteads commented on being kept awake by the noises of the cows. However, animals did not have free rein of the house: there was usually a barrier between the human inhabited space and the stalls for the animals.

Sometimes, more than one family shared the one-room house. In any case, privacy was very rare. The poorest households possessed a very small repertoire of furniture. The most important item in a peasant household after the hearth was the bed. It consisted of a frame, a mattress, and usually a canopy whose curtains could be closed to attain some privacy. There was usually a long table for eating, with benches rather than chairs for seating. Many benches served double service as chests. Extra clothing, linens, and personal effects were kept in chests or armoires, which were rudimentary in the poorest households and more elaborate in wealthier ones. Though almost all parts of Europe had colorful folk-art traditions in furniture or pottery, the overall appearance of the interior of most peasant houses would have been dark and unadorned.

Many peasants lived in a slightly more elaborate version of the long house. Instead of consisting of a single room, the house was divided into two spaces: a foyer and rooms. Cooking, eating, and work all took place in the foyer. The rooms were separated from the foyer by walls, with doors that could be closed and locked for at least some privacy from the work environment. Such houses might also have a separate cellar and storeroom for grain and an upstairs room, which could be used as a bedroom. This room was usually accessible by a trapdoor and ladder rather than a stairwell. It was less common for animals to be housed under the same roof as humans in these larger houses; instead they had stalls in a barn.

The main work of rural households was, of course, agriculture. So the main house was usually built as part of a larger courtyard in which the everyday tools of farming were kept: wagons, plows, harnesses, a dung heap. More prosperous peasants might have several buildings built around the courtyard, such as grain storerooms, separate stalls for animals, sheds, possibly even a baking oven, though that was usually a communal building rather than part of an individual's property. The courtyard itself might be separated from the street by a large gate or doorway that could be closed. Some of these gateways provided an opportunity for self-expression. In Germany, it was fairly common for a married couple to inscribe their names, the date of construction, and a pious statement over the entryway of a new house.

There were also some specialized forms of housing in the rural world. There were three structures which, while not present in every village, were central to peasant life: the parsonage, the tavern, and the mill. The parsonage, or priest's house, was usually just a large version of the typical peasant house of the region. Throughout the early modern era, the pastor or priest participated in the broader agricultural economy as well as attending to his spiritual duties, so his house had to be arranged to perform both kinds of tasks. Rural inns, like their urban counterparts, had to provide lodging and meals to travelers, but relied primarily on a local customer base for support. Mills were fundamentally important for rural society because they converted grain to flour; their living space was subordinated to their economic function. The sites of both windmills and water mills depended on geography. Building a mill was a greater capital investment than building a house, so most mills were built with higher quality materials with the intention that they would last for several generations. Millers, innkeepers, and pastors were usually the wealthiest members of the community, so their housing was the most elaborate in the village.

In most parts of Europe, peasants lived in nucleated villages. It was possible to survive in a village with only a one-room house and no elaborate courtyard because much work was done communally, so one's house did not have to have all the required work materials. But large isolated farmhouses were characteristic of Alpine lands, in which raising animals was more important than tending cereal crops. Isolated farmsteads had to be self-sufficient because there were no neighbors to rely on. As a result, the houses of isolated farmsteads were significantly bigger than those in villages, even if the farmstead occupants were sometimes poorer than some of the more successful inhabitants of villages. The farmstead houses almost invariably consisted of two or even three stories, with stalls for animals in the lower story. Since these houses were often built in hilly country, they were arranged with ground access to the upper story, which was a large open space for storing grain and supplies.

URBAN ARTISAN HOUSING

Perhaps the most important distinction within the towns of early modern Europe was between citizens and noncitizens. In almost all towns, ownership of a house in town was a prerequisite for citizenship. The single-familyowned house, therefore, was the norm for merchants, professionals, and most independent craftsmen, the bulk of the citizens in urban Europe during this era. Not everyone aspired to or acquired citizenship, however. Many of the working poor lived crowded together with other families in single houses. For example, in seventeenth-century Augsburg, 70 percent of the households lived in houses containing an average of four families. Though there was some tendency for the houses of the wealthiest citizens to concentrate in the center of town near the public buildings, different trades were usually mixed together throughout town. This mixing of wealth and occupation was one of the most striking characteristics of the small- and medium-sized towns of the era.

Space was at a premium in urban areas. House facades directly abutted the street and were built one on top of the other. The characteristic urban street was a narrow alley with houses built close enough to block out the sun on the street. In some towns, the upper stories of houses overhung their entrances, almost touching the houses across the street. Houses generally showed a narrow front to the street and extended deeply to the rear. In the far rear, there was usually a garden or courtyard. In smaller towns (and earlier in the sixteenth century) ordinary houses tended to be only two stories tall. The first story was taller than the second. In those cities that experienced strong population growth, houses tended to be built upward, though it was very rare for them to reach more than five stories.

The interior of an artisan's house was organized for craft production, not as a haven from work. It often made sense to have one fairly undifferentiated room on the main floor of the house. That room would serve as kitchen, eating area, and workspace. Sometimes journeymen and apprentices would also sleep in the work area, rolling up their bedding at the start of the workday. There was usually at least some sense of separation between work areas and living areas, even in the large rooms, but that separation sometimes blurred. As late as the eighteenth century, one could still find blacksmiths' houses where the kitchen hearth also served as the foundry for the iron. The specific craft of the homeowner influenced home design and location. Tanners, for example, had to be located near a watercourse (and tended to produce unpleasant odors), so they were concentrated in the same neighborhood. Their houses' interiors included built-in vats for soaking and treating of hides, which had to be separate from living spaces. Such occupational needs placed constraints on housing design.

Most artisan houses had two or three rooms on each floor. There was often a parlor on the first floor, in addition to the main work area or shop. This room was also a public space of the household. The upstairs rooms were usually for sleeping. It is possible that one could find greater privacy in a typical urban home than in its rural equivalent, but it was still mostly a shared rather than isolated living situation.

Though it is unlikely that conditions were quite as squalid as they would become in the first decades of the industrial revolution, it is clear that many urban workers throughout the early modern era lived in dingy, crowded conditions, with little that could be considered luxuries or even comforts. Furnishings in artisan households were mostly comparable to those of the peasantry: sturdy furniture and supplies with perhaps a smattering of folk-art coloring. Studies of inventories at death show that the most important piece of personal property of the poor was the bed and accompanying linens. Urban houses differed from rural ones in some other respects. Most rooms in the urban house had fireplaces to keep them warm in the winter. Latrines inside the house became commonplace in the sixteenth century; in some cities, such as in Rouen in 1519, interior latrines were mandated by law. These comforts suggest that urban housing was more advanced than rural housing, even for the poor.

URBAN ELITE HOUSING

Dutch genre paintings by Vermeer, Steen, and de Hooch, among others, show sumptuous interiors that are not at all like the rather drab artisan households. The Dutch Republic was in the forefront of a broader based development of a self-confident "bourgeois" culture. Indeed, the explosion of genre painting in the Netherlands was partly a symptom of the new culture that it portrayed. Urban elites, and even those who possessed above-average wealth, no matter what their status, began to decorate their homes in a more elaborate style, akin to that of the nobility. Inventories show that paintings and prints were some of the decorations that became commonplace in bourgeois homes.

The interiors of urban elite homes reflected two important cultural trends. The first was a sharper separation of public and private lives. Unlike in the houses of urban artisans, the kitchen, storerooms, and servants' quarters were in the basement of the houses of merchants and members of the professions, separate from the general living and working space. A modern eighteenth-century town house consisted of ten to fifteen rooms spread over three or four stories. The first floor was mostly for interaction with the public. The key room was the parlor, where guests were greeted. Merchant houses also included a counting room or study that could be a place of repose but also a place to meet clients. The second floor contained the main dining room for entertaining guests, but also semi-private rooms such as the drawing or dressing room. Architects recognized that homeowners might conduct some business in the drawing room and thus advocated separating the drawing room from the bedrooms, which were often placed on the third floor.

The second cultural trend reflected in urban elite homes was the emergence of a consumer culture. Simple comforts that characterized most artisan homes by the eighteenth century, such as hearths in every room, internal latrines, and glass windows, were widespread in elite homes at the beginning of the early modern era. In addition, the rooms of bourgeois town houses were decorated profusely with moldings, wainscoting, marble mantlepieces, carpets, drapery, and mirrors. The increasing importance of new decorative objects such as mirrors, clocks, and sofas can be traced through inventories. Again, these trends were most conspicuous in large cities such as London and Paris, but they also extended to medium-sized towns. The Dutch were particularly noted for their comfortable and clean houses. In Germany, clocks were becoming an accessory in professional homes by the 1720s. A building boom in the late eighteenth century, exemplified in towns like Bath, created town houses appropriate for such conspicuous consumption.

NOBLE HOUSING

Housing in towns and villages in the early modern era consisted primarily of elaborations on medieval forms. But noble housing underwent a conspicuous change between the medieval and early modern eras, caused mostly by changes in the quintessential noble activity: warfare. Gunpowder weapons and artillery rendered the fortified castle useless as a safe haven for nobles. Some saw their castles destroyed during royal pacification campaigns; others decided that castles were uncomfortable and incompatible with the kind of splendor that went with living nobly. So noble housing became oriented toward display rather than defense.

Already in the Renaissance, urban nobles in Italy had revived the country villa as a retreat from urban life. The villa was modeled on the ancient Roman estate, but without the slaves. Architecturally, it incorporated classical notions of proportion and harmony that typified the Renaissance. In northern Europe, some royal palaces were built as a retreat from the hectic pace of urban life. Many were used primarily as hunting lodges. But many northern nobles were already primarily based in the rural world. The palace replaced the castle as the house from which nobles exerted their control over the countryside. The pace of the conversion of castles or construction of noble palaces in the countryside varied from region to region in Europe. Poorer noblemen had to be content with modest additions or remodeling of already existing castles. The largest concentration of new construction was in France and England. In England, the secularization of the monasteries opened large properties to development by regional elites. A wave of "great houses" went up beginning in the early sixteenth century. In eastern Europe, by contrast, rural palaces continued to exhibit clearly their function as agricultural centers as well as centers of noble power.

Part of the function of noble housing was the extravagant display of wealth and authority. A rural palace was symbolic as well as domestic architecture. It achieved its impact by its setting as well as by its facade and furnishings. Noble landowners might divert a river or extend a moat to make the approach to the main buildings more dramatic. Extensive formal gardens were an important accompaniment to the main structure.

The impact created by the approach to the building was then reinforced by its interior layout and decoration. In the country houses of England, the centerpiece of display was the hall, which one entered from the front door of the house. This was the most public space in the house and was decorated to focus attention on the head of the house, even when he was not present. Placing a great stairway in the hall became increasingly common, turning what had been a necessary but decidedly secondary architectural feature into another element of prominent display. Great houses had innumerable other rooms branching off from the hall, with increasing degrees of privacy associated with them.

The most prominent room in the house after the hall was the great chamber. Originally, it had been a general-purpose sleeping, eating, and meeting room of the head of the house. Increasingly, the sleeping area of the householder developed into a suite of rooms, including an antechamber and dressing room. An important part of the work of a nobleman was entertaining other noblemen. Great houses and palaces contained apartments in the family's own wing of the house and also in other wings to accommodate visitors. The status of visitors could be seen by where they were lodged in the house. An apartment consisted of four rooms: a sleeping chamber, a dressing room, an antechamber, and a room for personal servants.

As in bourgeois houses, the service rooms of the house were generally kept separate from both the public and private spaces. Some servants, of course, lived in rooms adjacent to their masters' or mistresses' chambers, but others slept in a separate section of the house, often dormitory style, when they were not on duty. Undoubtedly the central service room of the house was the kitchen. Along with the pantry, buttery, bakehouse, larder, and brewery, kitchens were kept out of the way of regular traffic. There was almost no space devoted exclusively to children, though most great houses had a separate nursery for the very young.

Noble houses experienced the same expansion of domestic comforts as bourgeois homes did. By the eighteenth century, it was commonplace for palaces to have running water, interior latrines, and fixed lighting. Instead of a single public room, such as the parlor, noble houses had a library or study, galleries, and a chapel. Formal gardens and outbuildings such as an orangerie (akin to a greenhouse) or folly (akin to a gazebo) provided another setting for nobles to meet or enjoy privacy. Indeed, gardens, in addition to their function as display, played an important role in noble intimacy and escape from the very public activity of much of the house.

The growth of the state drew more and more nobles to capital cities. The same issues of display and representation affected the housing nobles chose to live in or build in cities such as Paris and London. City layouts made it difficult to recreate the dramatic effect of the approach to a rural palace. Instead, the interiors and courtyards became the primary areas for dramatic display. Italy, which already had an established urban nobility in the Middle Ages, set the initial standards for the urban palazzo. In most respects, they followed the same internal organization as their rural counterparts. The architectural principles of "classicism" established in Paris became the norm for urban noble housing throughout Europe. In the eighteenth century, court cities such as Berlin, Vienna, and Munich experienced a building boom of noble houses based on variants of the classical and baroque styles.

HOUSING AS PROPERTY

The populated areas of Europe had already developed clear property lines at the beginning of the early modern era. New buildings were visibly constrained by these legal boundaries. This situation was particularly acute in urban areas, where the existing structures meant that the only way to increase the area of one's house was to build it upward, with additional stories, or to purchase a new plot of land with greater space. But even in villages, property lines defined housing spaces in the core of the village that were clearly differentiated from the croplands and pasture. Houses were restricted to that core. Once built, a house was expected to survive for a long time before being replaced. Increasing population in the countryside spurred the construction of new housing in the eighteenth century, often on subdivided plots. But, except in cases of a major catastrophe, such as fire, building a house was an infrequent phenomenon in most villages. Many structures built in the early modern era survived into the industrial era. The most extensive building projects for new housing were in the expanding suburbs of major cities or in newly founded court cities such as Versailles, Karlsruhe, or Turin, built explicitly on a grid pattern on property made available by the prince for the purpose of dynastic display.

Relatively clear property boundaries fostered a real estate market. One can, of course, find many instances of a single family residing on a piece of property for several generations. But some property became available because a lineage died out, and still more became available because of a change in the economic fortunes of a lineage. So purchasing a house was not at all a rare occurrence. Prices, of course, varied greatly. Even within the peasantry and artisan class, there were clear gradations in the quality of housing. Fancier peasant houses were worth about five times as much as cheaper ones in the housing market. Joint ownership of houses was also possible.

In the great cities, urban expansion was fostered by speculation in real estate. Urban elites invested in numerous building projects in suburbs and occasional renovation projects in the center of town. Some of these projects, the most famous of which is probably the Place Royale in Paris, completed in 1612, attracted elite buyers. Many others appealed primarily to people of middling means. Still others were rented out, either short term for noncitizens or long term for the working poor. The Fuggerei in Augsburg is perhaps the best-known example of housing for the working poor built by elite investors, but it was exceptional in being built primarily as a charitable institution rather than as an investment. In some cities, rental housing was a significant part of the housing stock. Fifteen percent of the population of Lübeck lived in rented cellars or rented row houses in alleys. The owners of such rental properties were often the urban elites of the towns.

By the end of the eighteenth century, urban housing was beginning to take on characteristics that would become widespread in the nineteenth century. Increasing population in towns such as Manchester put pressure on the housing stock for the working poor. At the same time, town house developments targeted at the upper middle classes, such as New Town, Edinburgh, became an important economic factor reshaping cities. They fostered speculation in both land and houses, which in turn fed urbanization on an unprecedented scale.

See also Architecture ; Aristocracy and Gentry ; Artisans ; Cities and Urban Life ; City Planning ; Daily Life ; Engineering: Civil ; Estates and Country Houses ; Peasantry ; Technology ; Villages .

BIBLIOGRAPHY

Baumgarten, Karl. Das Deutsche Bauernhaus. East Berlin, 1980.

Collomp, Allain. "Families: Habitations and Cohabitations." In A History of Private Life. Vol. 3, Passions of the Renaissance, edited by Roger Chartier, pp. 493530. Translated by Arthur Goldhammer. Cambridge, Mass., and London, 1989.

Cooper, Nicholas. Houses of the Gentry, 14801680. New Haven and London, 1999.

Cruikshank, Dan, and Neil Burton. Life in the Georgian City. New York and London, 1990.

Dirlmeier, Ulf, ed. Geschichte des Wohnens. Vol. 2, Hausen, Wohnen, Residieren. Stuttgart, 1998.

Girouard, Mark. Life in the English Country House. New Haven and London, 1978.

Goldthwaite, Richard. The Building of Renaissance Florence: An Economic and Social History. Baltimore, Md., 1980.

Mohrmann, Ruth-Ellen. Alltagswelt im Land Braunschweig. 2 vols. Münster, 1990.

John Theibault

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Housing

HOUSING

Housing plays a vital role in the lives of older adults due to the amount of time they spend at home and their desire to age in place. The features of housing are strong determinants of safety and ability to get out into the community. In addition, the cost of housing is a major expenditure for most older adults. The aging of the population necessitates a broad array of housing alternatives that provide different levels of onsite services, supervision, sociability, privacy, and amenities. These housing options range from single-family homes and apartments to nursing homes. The following sections describe the wide array of housing options available.

Independent housing

Private sector housing. Most independent older persons reside in private sector homes or apartments. Over three-quarters (77 percent) of older adults own their own home. While rates of home ownership decrease with advancing age, 67 percent of adults over age eighty-five still own their own homes. Certain groups, however, have lower rates of home ownership (HUD). For example, home ownership rates are highest for whites and lowest for black (64 percent) and Hispanic households (57 percent) (Naifeh). Older renters differ from homeowners in that they have somewhat lower incomes, have lived in their units for relatively shorter periods of time, and occupy housing in somewhat worse condition.

Accessory units. Accessory units and elder cottage housing opportunity (ECHO) housing (i.e., granny flats), are private housing arrangements in or adjacent to existing single-family homes. These units are complete, self-contained units, usually with a separate entrance. Older adults who are frail and need to be close to their children or other family members can benefit from this option. Another possibility is that older homeowners can rent these units to younger persons at below market rent in return for certain services, such as shopping and meal preparation. Homeowners may also benefit from this situation because it provides an extra source of income to help with living expenses. Zoning in communities designed for single-family housing generally prohibits accessory apartments or ECHO housing, so a special use permit may be needed. Such impediments have restricted the growth of this option.

Shared housing. Shared housing is an arrangement in which two or more unrelated people share a house or apartment. Each person usually has his or her own sleeping quarters, and the rest of the house is shared. Surveys suggest that 2.5 percent of older adult households have at least one nonrelative living in their home, and almost 20 percent of older adults would consider living with someone who was not a family member or a friend. This living situation may occur naturally when individuals decide to form a household, through matches facilitated by an agency, and in small group homes operated by nonprofit or private organizations. In certain cases, agency-sponsored shared housing in small group homes may include services such as meal preparation, housekeeping, and shopping.

However, there are problems and considerations that arise in shared housing, especially in small group homes. Planning and zoning commissions may categorize shared housing with residential care homes, nursing homes, and other types of homes for older adults, all of which are excluded from residential areas zoned for single-family housing. A second problem is that elderly living in shared housing situations who receive food stamp benefits or Supplemental Security Income (SSI) may lose a portion of their benefits or be declared ineligible altogether. Nevertheless, shared housing can provide a source of additional income, reduce housing costs, and provide social, emotional, and physical support.

Government-assisted housing. Since 1959 the federal government has played a major role in increasing the housing supply for low-income older persons through financing housing for the elderly and reducing rents through tenant subsidy programs. Approximately 1.7 million older persons live in federally subsidized housing nationwide. The largest program serving low-income older persons is public housing, in which approximately half a million elderly reside, primarily in special housing for the elderly. Section 202 housing, initially authorized under the 1959 Housing Act to serve moderate-income older persons, has provided the funds for nonprofit sponsors to develop about 325,000 units in which about 387,000 tenants live. Sections 515 and 516 of the Housing Act of 1949 provide housing assistance to rural residents and farm laborers through tenant subsidies.

In addition, older persons live in a variety of housing developed through other federal programs (e.g., Section 236 of National Housing Act of 1968, Section 8 new construction), that have reduced the interest rate on loans for developers. Such programs have generally produced shallower subsidies than public housing. In order to make these programs affordable by low-income persons, many residents receive Section 8 rental certificates or vouchers, which reduce housing expenses to 30 percent of income and can be used to rent units in the private sector.

Supportive housing options

Because frail older persons are likely to need a more physically supportive dwelling unit, greater supervision (e.g., with medications) or services, or more companionship than can be efficiently provided in conventional homes or apartments, a number of supportive housing options have developed since the 1980s. Estimates of the absolute and relative sizes of the populations that live in supportive housing vary considerably because of inconsistent definitions of supportive housing, the difficulty in identifying unregulated facilities, and problems that older persons have accurately answering survey questions about the type of housing they occupy.

Estimates of the number of older persons living in supportive housing settings range from one million to two million. By all accounts, however, the stock of supportive housing is still insufficient to meet the needs of a growing population of frail older persons; much of it remains unaffordable to those with low and moderate incomes, and its quality remains difficult to judge.

Continuing care retirement communities. Also called life care communities, continuing care retirement communities (CCRCs) are unique in that they offer various levels of care within one community to accommodate residents who have changing needs. Most CCRCs offer independent living areas, assisted living, and skilled nursing care. Services that are offered include transportation, meals, housekeeping, and physician services. Some communities provide most of their own services, whereas others obtain many of them through contracts with outside organizations.

Each community houses between four hundred and six hundred older persons, often in a campus-type setting. CCRCs generally require, as a condition for entry, that new residents be in reasonably good health. Once a person is admitted, however, CCRCs are the most accommodating of all settings because residents can remain and obtain services in the community even if they experience physical or mental limitations.

The typical age of entrants is seventy-nine and the majority are women (75 percent). The primary reason that older persons select CCRCs is security, represented most clearly by the assurance of high quality nursing care and personal care services.

By 1992 there were approximately a thousand CCRCs, housing approximately 350,000 to 450,000 older persons. It is predicted that the number of facilities could double by 2010, though growth may be tempered by an increase in other options, such as home care and assisted living.

Most CCRCs require residents to pay an entrance fee and monthly fee, for which the community guarantees a dwelling unit, services, meals, and nursing care. Entrance fees typically range from $20,000 to $400,000 with an average of $40,000; monthly fees range from $200 to $25,000. Generally, CCRCs are an option affordable only by middle- and upper-income older persons, for most residents must pay out of pocket. Residents generally are required to have Medicare parts A and B. In order to reduce their potential liability for long-term care, some CCRCs offer or require long-term care insurance.

As of 2000, thirty-five states have regulations in place for CCRCs; though they vary greatly in stringency. Government involvement usually takes the form of measures to improve the ability of residents to make informed decisions and to guard against the bankruptcy of these facilities. CCRCs, fearing overinvolvement by the government, have formed their own regulating agency, the Continuing Care Accreditation Commission, which adopts basic standards that focus on finance, residential life, and health care.

Board and care homes. Board and care homes are residential facilities that generally offer on-site management, supervision, a physically accessible environment, meals, and a range of services for physically or mentally vulnerable older people and younger disabled people who cannot live independently. In facilities serving primarily seniors, the average age is approximately eighty-three, about eight years older than residents of government-assisted housing.

Data from a 1991 survey suggest that over thirty thousand board and care homes exist in the United States, more than double the number of nursing homes (Sirrocco). However, owing to their smaller size (usually between five and twenty dwelling units), board and care facilities house only about one-fourth as many residents (about four hundred thousand persons) as nursing homes, and include about two hundred thousand persons under age sixty-two.

The cost of living in this type of facility varies with location and the services provided, but in general the average monthly fee ranges from $450 to $2,000. Many of the older residents in board and care homes are subsidized by state governments, which add an amount to the Supplemental Security Income (SSI) that many residents use to pay for their accommodations and care. Most board and care homes are very modest in nature and require that residents share rooms. Though theoretically licensed and regulated by state governments, many of the smaller board and care homes remain unlicensed and enforcement is lax.

Congregate housing. Congregate housing refers to a wide range of multiunit living arrangements for older persons in both the private and the public sector. Older persons who live in this type of housing generally have their own apartments that include kitchens or kitchenettes and private bathrooms. Most of this housing has dining facilities and provides residents with at least one meal a day (frequently included in the rent). There are common spaces for social and educational activities, and in some cases transportation is provided. Congregate housing generally does not offer personal care services or health services. It is therefore not licensed under regulations that apply to residential care facilities or assisted living.

In line with the physical characteristics of the buildings and the limited provision of services, congregate housing attracts older persons who can live independently. It especially appeals to older persons who no longer want the responsibility of home maintenance or meal preparation, and positively anticipate making new friends and engaging in activities. Problems may arise later, however, as residents age in place and need more assistance than the facility provides.

Residents, who are usually sixty-five to eighty-five years old and widowed, typically live in a one- or two-bedroom unit in a facility with fifty to four hundred units. Units are rented monthly, for from $700 to $2500 a month, and paid for out of pocket. Nonprofit facilities are usually subsidized by government agencies or religious organizations, and therefore are less costly than for-profit facilities. Most Section 202 housing falls in the congregate housing category.

Assisted living. During the 1990s assisted living (AL) was the fastest growing segment of the senior housing market. Assisted living is a housing option that involves the delivery of professionally managed supportive services and, depending on state regulations, nursing services, in a group setting that is residential in character and appearance. It has the capacity to meet scheduled and unscheduled needs for assistance and is managed in ways that aim to maximize the physical and psychological independence of residents (see Table 1). AL is intended to accommodate physically and mentally frail elderly people without imposing a heavily regulated, institutional environment on them (Kane and Wilson).

The typical AL resident is female, age eighty-three or over, and widowed. In 1999 there were approximately thirty thousand to forty thousand facilities in the United States housing approximately one million individuals (ALFA). Costs vary from $383 per month to $6,150, with an average of $2,206 in 1998 (ALFA). Most residents must pay out of pocket for their care (see Figure 1). An individual's health insurance program or long-term care insurance policy is another possible source of funding. As of 2000, there are few governmental funding sources for ALs. Some states and local governments use Supplemental Security Income along with Medicaid to pay for low-income residents, or the Medicaid waiver program to reimburse for services. In addition, the Department of Veterans Affairs and the Department of Housing and Urban Development, and the Independent Agencies Appropriations Act of 2000 allow HUD vouchers to be used in certain AL complexes and provide grants to convert some Section 202 buildings into AL facilities.

Varying definitions of ALs around the nation have produced difficulties with regulation and accreditation. With little leadership from the federal government, states have established regulations on their own. By the beginning of 1999, 25 states had regulations in place, with three more states pending (ALFA, 1999). In 2000, both the Rehabilitation Accreditation Commission (CARF) and the Joint Commission on the Accreditation of Healthcare Organizations (JCAHO) developed an accreditation process to promote quality care and outcomes for AL residents.

Aging in place

Although the continuum of housing identifies a range of housing types, there is increasing recognition that frail older persons do not necessarily have to move from one setting to another if they need assistance. Semidependent or dependent older persons can live in their own homes and apartments if the physical setting is more supportive and affordable services are accessible. Indeed, most older adults express a strong desire to age-in-place in their own homes and communities. Yet often, these older adults live in physically unsupportive environments, disconnected from services. Instead of facilitating older persons' ability to grow old safely, independently, and with dignity, many settings have instead become a source of the problem itself. The following section examines various methods and programs that enable older adults to age-in-place.

Home modifications. Home modifications are adaptations to home environments that can make it easier and safer to carry out activities such as bathing, cooking, and climbing stairs. Increasing evidence suggests that home modifications can have an important impact on the ability of chronically ill or disabled persons to live independently (Mann, 1999). In addition, environmental factors such as lack of privacy or insufficient space may impede family and formal caregiving (Newman, 1985; Newman et al., 1990).

Estimates by the National Center for Health Statistics indicate that 7.1 million persons live in homes that have special features for those with impairments (La Plante et al., 1992; see Table 2). In conventional homes and apartments of persons 70 and older, grab bars and shower seats are the most common home modifications at 23 percent, followed by wheelchair access inside the home such as wide hallways (9 percent), special railings (8 percent), and ramps at street level (5 percent) (Tabbarah et al., 2000). However, a large number of older persons who report health problems, mobility limitations, and dependency in ADLs and IADLs (instrumental activities of daily living), live in housing without adaptive features. It is estimated that at least 1.14 million households occupied by older persons need additional supportive features (HUD, 1999).

The overall low incidence of supportive features in the home is due to three major barriers. First, there is a lack of professional and consumer awareness concerning problems in the home environment. For example, several studies have found that many disabled persons, especially among the elderly, have a low level of awareness of the risks that the environment presents or a lack of knowledge of how home adaptations might make living safer and easier. In fact, older persons are often reported as having adapted their behavior to the environment (e.g., stopped taking baths or showers because of the danger of falling) rather than having adapted their environment to their changed capabilities (e.g., installing a handheld shower, adding a grab bar). Among professionals such as doctors, knowledge about home adaptation also is low. Concern has been expressed that even case managers, the gatekeepers for many long-term care services, may overlook home modifications.

Second, some home modifications may be unaffordable. The cost of home adaptations ranges from less than $100 for the purchase and installation of a simple handrail or grab bar to more than $1000 for a roll-in shower or several thousand dollars for a stair lift.

A third barrier reported by individuals and social service agencies in obtaining home modifications has been the delivery system (Pynoos). Simple home adaptations are often made by persons with disabilities and their family members. However, many persons lack the ability to identify environmental problems and make adaptations. Even installing an uncomplicated grab bar on a wall requires the ability to attach it to a stud and locate it at the correct angle and height in relation to the person using it. It is often necessary to employ a provider to assess problems and make changes, especially those that are complex, such as a roll-in shower. Overall, the modest nature of many jobs, the need for specialized skills, the low income of many persons who need adaptations, concerns about the reliability of private providers, and the difficulty of accessing specialists, such as occupational therapists, contribute to service delivery problems in home modifications.

Clustering services. Clustering services involves consolidating fragmented services for multiple clients. This strategy can reduce travel time and costs, enable more efficient worker assignment, and lead to service of more consumers. Since the 1990s, there has been a growing realization that economies of scale, as well as opportunities for peer support, exist in providing services to large numbers of frail elders living in one place. In addition to assisted living, several demonstrations and programs have been carried out in more conventional housing settings to test models of planning, organizing, and providing services.

One of the earliest of these demonstrations, the Congregate Housing Services Program (CHSP), authorized under Title IV of the Housing and Community Development Act of 1978, provides a service-enriched setting for frail older persons. Advocates for the CHSP promoted it on the basis that it would prevent "premature" institutionalization of elderly and handicapped residents of federally subsidized housing. The CHSP was carried out initially in sixty-three public housing and Section 202 sites, using HUD funds to pay for services such as meals, homemaking, and transportation to select groups of tenants with three ADL and/or IADL needs. A service coordinator and professional assessment team oversaw eligibility for and organization of the services. Between 1979 and 1985, approximately $28 million was spent on services to 3,500 residents of sixty-three public housing and Section 202 projects.

Because of controversy about whether the CHSP actually prevented institutionalization and HUD's continued reluctance to pay for services, the program did not expand until the early 1990s (Redfoot and Sloan) with the passage of the National Affordable Housing Act of 1990. By this time the CHSP, initially funded solely by HUD, required a significant state and local match that discouraged many sites from applying. Nevertheless, by 1994 the program had grown to more than one hundred sites.

The concept of clustering services has been the basis of several other innovative delivery systems. For example, the New York City Visiting Nurses Association (VNA) has used Medicaid waivers to provide services to groups of residents living in government-assisted housing. Personnel and health care staff are assigned to clusters of frail residents in senior housing. Staff can therefore move from one resident to another, performing various tasks, rather than spending long blocks of time with individual residents. An evaluation of the VNA project found that it saved money, although residents were somewhat less satisfied because individually they received less service (Feldman et al.).

Service coordination. The concept of service coordination is an outgrowth of the CHSP and the Robert Wood Johnson Foundation's Supportive Services Program in Senior Housing demonstration. Through the Housing and Community Development Act of 1992, Congress authorized expenditures for a service coordinator program. Service coordination is often described as the glue that holds a program together or the linking mechanism between residents of housing complexes and services. It is a less intensive model than the CHSP and relies more on linking residents up with services rather than providing them directly.

Services coordinated for residents include meals-on-wheels, in-home supportive services, hospice care, home health care for those who eligible for Medicare or Medicaid, transportation services, on-site adult education in areas of interest, and monthly blood pressure checks. There is also assistance with locating other living arrangements, such as an assisted living facility or a nursing home, when it becomes necessary, but the primary focus is on assisting residents to continue living in their current apartments.

Though the coordinators in this program do not have budgetary authority for services, they can serve a broad group of frail older residents. By 1999 there were approximately a thousand service coordinators connected with public and Section 202 housing complexes across the country. An evaluation of the program revealed that service coordinators successfully marshal a number of new services for residents, who report high levels of satisfaction with the program.

In 1999 HUD acknowledged responsibility for adapting its stock of housing for the elderly into more supportive settings linked with services. HUD's Housing Security Plan for Older Americans, approved by Congress as a part of its 2000 budget, includes $50 million to expand the service coordinator program and $50 million to convert some existing Section 202 housing for the elderly into assisted living.

A comprehensive system of community-based care. The Program of All-inclusive Care for the Elderly (PACE) is a major health care based demonstration project that provides a range of services to older adults in the home. PACE, which is expected to include approximately fifty sites and ten thousand participants by 2005, attempts to replicate the On Lok Senior Health Services Program in San Francisco, which integrates Medicare and Medicaid financing and provides medical and long-term care services to frail persons who are eligible for a nursing home in a daycare setting. Participants in the program are assigned to an interdisciplinary team for regular needs assessment and care management. PACE's purpose is to address the needs of long-term care clients, providers, and payers. The comprehensive service package allows clients to continue living at home while receiving services, rather than in institutional settings. Nevertheless, many PACE sites have added housing, having found that a number of participants live in deficient settings or need more supervision and help with unscheduled needs than can be provided in individual home settings.

The challenges to incorporating housing into an integrated continuum of care are evident. Much must be done to develop housing as an environment that supports health, particularly as people age and/or become disabled. Conversely, health care providers and payers must recognize the impact that housing situations can have on health. Then, efforts can be made to integrate housing and health services. Housing settings can begin to develop informal affiliations and strategies that enable services to be coordinated on a client-specific as well as a buildingwide basis, taking advantage of the economies of scale inherent in delivering or "clustering" services for groups of older people living together. The organizations that have integrated housing with health care should be examined as models of how such integration works and what the potential would be to increase the integration in the future.

Conclusion

It is increasingly becoming recognized that housing plays an important role in the lives of the elderly. While new strategies and approaches have been developed to increase housing options, a range of affordable supportive housing choices for older persons remains an elusive goal. Progress in this area necessitates the recognition that housing should be an integral part of long-term care policy, and that more can be done to encourage aging in place.

Jon Pynoos Christy Matsuoka

See also Aging In Place; Assisted Living; Board and Care Homes; Congregate Housing; Continuing Care Retirement Communities; Government-Assisted Housing.

BIBLIOGRAPHY

American Association of Retired Persons (AARP). Understanding Senior Housing into the Next Century: Survey of Consumer Preferences, Concerns, and Needs. Washington, D.C.: AARP, 1996.

Assisted Living Federation of America (ALFA). The Assisted Living Industry 1999: An Overview. Fairfax, Va.: ALFA, 1999.

Feldman, P. H.; Latimer, E.; and Davidson, H. "Medicaid-Funded Home Care for the Frail Elderly and Disabled: Evaluation of the Cost Savings and Outcomes of a Service Delivery Reform." Health Services Research 31, no. 4 (1996): 489508.

Kane, R. A., and Wilson, K. B. Assisted Living in the United States: A New Paradigm for Residential Care for Frail Older Persons? Washington, D.C.: American Association of Retired Persons, 1993.

La Plante, M. P.; Hendershot, G. E.; and Moss, A. J. Assistive Technology Devices and Home Accessibility Features: Prevalence, Payment, Need and Trends. Advance Data no. 217. National Center for Health Statistics, 1992. Pages 112.

Mann, W.; Ottenbacher, K.; Fraas, L.; Tomita, M.; and Granger, C. "Effectiveness of Assistive Technology and Environmental Interventions in Maintaining Independence and Reducing Home Care Costs for the Frail Elderly." Archives of Family Medicine 8: (1999): 210217.

Naifeh, Mary L. Housing of the Elderly: 1991. Current Housing Reports, Series H123/93-1. Washington, D.C.: U.S. Government Printing Office, 1993.

Newman, S. J. "Housing and Long-Term Care: The Suitability of the Elderly's Housing to the Provision of In-Home Services." The Gerontologist 21, no. 1 (1985): 3540.

Newman, S. J. et. al. "Overwhelming Odds: Caregiving and the Risk of Institutionalization." Journal of Gerontology: Social Sciences 45, no. 5 (1990): S173S183.

Pynoos, J. "Towards a National Policy on Home Modification." Technology and Disability 2, no. 4 (1993): 18.

Redfoot, D. L., and Sloan, K. S. "Realities of Political Decision-Making on Congregate Housing." In Congregate Housing for the Elderly: Theoretical, Policy, and Programmatic Perspectives. Edited by L. W. Kaye and A. Monk. Binghamton, N.Y.: Haworth Press, 1991. Pages 99110.

Sirrocco, A. Nursing Homes and Board and Care Homes. Advance Data No. 244. Hyattsville, Md: National Center for Health Statistics,1994.

Tabbarah, M.; Silverstein, M.; and Seeman, T. "A Health and Demographic Profile of Noninstitutionalized Older Americans Residing in Environments with Home Modifications." Journal of Aging and Health 12, no. 2 (2000): 204228.

U.S. Department of Housing and Urban Development (HUD) Office of Policy Development and Research. The Challenge of Housing Security: Report to Congress on the Housing Conditions and Needs of Older Americans. Washington, D.C.: HUD, 1999.

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Housing

Housing


Housing is a built form, or dwelling, where people engage in daily activities that sustain residents, such as eating, sleeping, economic activities, and socialization. Housing comes in many architectural forms, including single-family detached houses, apartments, or row housing. Housing refers here to the various forms of shelter used by families.

The study of housing can be approached from nearly all the scientific and humanistic fields. Disciplines such as physics and engineering can contribute to the study of physical aspects of housing, such as how certain air contaminants can enter a dwelling. Aesthetics and artistic expression assist in understanding the design of housing and how it affects human behavior. The relationship between families and their houses is described in this entry through social and psychological terms.

Families rely on their housing for shelter from the elements and adversity. Variations in form, which range from local folk structures to high-style architecture, (Ennals and Holdsworth 1998) suggest that housing is more than shelter. Witold Rybczynski (1992) notes that the arrangement, amenities, and adornment of houses are symbols of public and private cultural notions of family life. Symbols are shared meanings, and the built form of housing is endowed with meaning as an indicator of social organization and social, legal, and economic status. Family housing is both shelter and symbol.


Housing as Shelter

Housing provides shelter and protection from the elements for people and their resources, such as food, clothing, and possessions. Local weather and geography contribute to the form and permanence of family housing. Requirements for protection from the elements vary according to local conditions such as minimum and maximum temperatures, susceptibility to flooding or snowfall, and other adverse conditions such as animals and wind. However, housing forms may be influenced by cultural differences in interpretations of human vulnerability and physical comfort (Rybczynski 1986), the quantity and quality of household resources requiring protection, and the advancement and diffusion of housing technology (Doucet and Weaver 1991; Ennals and Holdsworth 1999).

The view that shelter from the elements is critical for human well-being has implications for housing policy and research. The provision of housing requires resources such as land and building supplies. Therefore, housing can be incorporated into an economic market and considered a commodity. In this view, resources to procure housing are more often the responsibility of individual households. The inability to purchase housing may result in homelessness, a condition that is often socially denounced with the blame for the inability to purchase housing focused primarily on individuals or families (Hopper 1993). In contrast, a rights-based view of housing provision argues that access to adequate housing is an international human right. Centrally planned economies can provide publicly subsidized housing to ensure shelter is accessible to all households. The two contradictory views of housing—commodity and right—are frequently central issues in developing research and policy agendas. For example, housing was explicitly described as a human right at the 1996 United Nations Conference on Human Settlements (Habitat II) in Istanbul, Turkey. In the same document that declared shelter as a human right, housing was recognized as a productive economic sector. This declaration recognizes the need to find remedies for reconciling access to shelter among populations with very few financial resources without diminishing the benefits of generating incomes through the housing economy in impoverished regions.

In addition to providing shelter from the elements, housing can be employed by household members as a shelter from people outside of the built unit. For example, household members can control access to information about themselves (Wilson 1988). In this sense of shelter, the house is employed as a symbol of social group organization.


Housing as Symbol

Social organization. In many cultures housing is indivisible from family. For example, the common Greek word for family is oikoyenia, which means relatives of the house (Sutton 1999). Related to house and family is household, which is a group of people associated with a particular physical unit, or dwelling, through productive and reproductive activities over a particular period of time (Waller-stein and Smith 1992). A household differs from family in that it may be composed of both family and nonfamily members. However, it is important to note how some family-related social groupings such as household are defined by tenure in a certain physical unit or housing form. Thus, housing is central to family life.

Housing is frequently a symbol of home (Gurney and Means 1993), but family housing differs from the notion of home. Housing or dwelling implies a physical unit, whereas home is the cognitive representation of a familiar place of retreat.

Housing contributes to the social organization and dynamics of kin groups because it "defines and delimits space for the members of a household" (Lawrence 1987, p. 155). Dwellings contribute to patterns of social organization because households are defined by the set of people who co-reside or use the physical unit over a particular period.

Human interactions with the built form of the dwelling are founded upon spatial meanings such as cues for behavior (e.g., staircase indicates methods of ascent and descent). The built unit plays a dual role of communicating the appropriate behaviors to employ and accommodating the behaviors (Birdwell-Pheasant and Lawrence-Zúñiga 1999). Amos Rapoport (1982) describes how built forms act as a memory device for cueing appropriate behavior. Behavioral regularities emerge from the rules affiliated with spaces within houses (e.g., "don't slam the screen door") and household objects (Wood and Beck 1994). Meanings for spaces include the rules for the individuals who are allowed access to specific areas.

Peter Wilson (1988) suggests that the boundaries of domestic spaces allow household members some control over access to themselves. Behaviors and information can be concealed from, or displayed to, individuals outside the built unit, thus creating a symbolic division between public and private spaces. Consequently, in addition to providing shelter from the elements, housing can be employed by household members as a shield from public attention.

Boundaries within domestic spaces are symbolic indicators of the organizational patterns among household members. Features of dwellings are used to convey a system of meanings about the spaces that establish the control over private spaces within the home. Houses can incorporate doorways, or other architectural details, that facilitate certain household members' control over the use of areas. Control over areas within the house is important for understanding the notion of privacy among family members. Historical overviews of housing forms demonstrate how the shape of housing and designation of control over spaces is associated with the promotion of the idea of privacy and individualism in family life in Europe and North America (Johnson 1993; Ward 2000). Separate spaces assigned to specific activities (such as bathrooms for bathing) have replaced large multi-functional spaces. Privacy is accomplished through the adoption of specialized enclosed spaces.

Although the built form contributes to the ordering of family and community interactions, it should not be considered the cause of interpersonal interactions because individuals would be assumed to lack the capacity to decide for themselves how to interact. Families and households contribute to shaping housing through adaptation of space utilization (Werner 1987) and changing of existing structures or construction of new structures in an effort to adjust to familial, social, and political changes (Birdwell-Pheasant and Lawrence-Zúñiga 1999).

Households engage in a process of adjusting their housing to fit their needs over the life-cycle while being constrained by the availability of household resources and the economic, social, and cultural environments. Change processes normally begin with a household's assessment of current conditions against housing norms. Housing norms, a type of symbol, are defined as social pressures in the form of rules for behavior and life conditions that are accompanied with related sanctions (Dillman; Tremblay; and Dillman 1979; Morris and Winter 1975). These include societywide norms, but a household may have special group norms depending on the household's background. The family itself may also develop its own unique set of housing norms. A difference between a housing condition prescribed by a norm and the actual condition presents a deficit (Beyer 1949; Nickell et al. 1951; Morris et al. 1990; Morris and Winter 1975, 1978; Rossi 1955). For example, if a household has five bedrooms but the norms prescribe six, the household has a deficit of one bedroom. Dissatisfaction with current housing deficits may lead to intentions for change. For example, Irit Sinai (2001) found that the degree of satisfaction with housing in Kumasi, Ghana, predicted change, although shelter characteristics, tenure, and the use of housing for income were associated with the decision to either move or modify housing. If the layout of a dwelling is not well suited to the resident family, the family may either make changes in the dwelling, move, or compensate for the dwelling by making changes in other aspects of family life. However, adaptation of the dwelling is not entirely controlled by the members of the household because housing is a resource that is embedded in a context of external constraints such as government building regulations and economic markets.

Social status. Housing is produced and used, in part, to convey social status. Association with a certain dwelling affords individuals the status of membership in a household. Nonmembership in a household is a state of homelessness, which is usually considered a very low social status. Social status is also conveyed through housing design and adornments. Vernacular architecture, or ordinary local housing, often emulates sophisticated housing such as high-style architecture designed by architects (Ennals and Holdsworth 1998), suggesting that housing forms and amenities are efforts to communicate material wealth and status to those outside the household.

Houses are encoded with symbolic meanings (Birdwell-Pheasant and Lawrence-Zúñiga 1999) that include assignment of status to internal spaces. Social status of activities associated with spaces help to define areas within housing as well as familial roles. For example, the recreation room in North American homes during the mid-1900s was assigned to the basement because children's play was a rough and physical activity preferably hidden from the outside world, while the living room, located on the main floor of the house with large windows, was reserved for important adult socializing (Rybczynski 1992). Other research has shown how laundry is a low status activity afforded very little space or low status areas in European housing (Laermans and Meulders 1999).

Status assignment of household spaces has been studied in relation to gendered patterns of family roles. Gilman (1903) was one of the first authors to identify that the private activities of the home were of lower status than the public activities outside the home. She described a gendered pattern of familial roles in which private household activities, such as cooking and childcare, were viewed as the responsibility of women. Household activities were held in lower esteem than men's participation in the public world. More recent cross-cultural research suggests that the degree of accessibility to both men and women to socially valued information and space, such as the workplace, is associated with the degree of gendered spatial segregation (Spain 1992).


Legal status. The social status of belonging to a dwelling, or membership in a household, is also a form of legal status. The family residence can be recognized by a legal system to represent a fixed place that contributes to the recognition and identification of a household and/or person. Thus, association with a domicile provides individuals with citizenship.

Homeless families are viewed as not belonging to a legal residence or dwelling and therefore have a low status with respect to the rights associated with citizenship. They may live in a dwelling such as temporary shelter in a detention camp, but homeless families are not viewed as existing, by operation of the law, in a permanent dwelling. Historically, homelessness has come to be viewed as a social problem (Keyssar 1993) often associated with economic status.


Economic status. Economic status is attributed to housing when durable dwellings and the land they are situated on are considered commodities. Families buy, sell, or rent housing to gain the legal and social right to access and control dwellings. The ability to acquire housing is associated with the balance between household resources and the cost and availability of housing. For example, when housing costs are high relative to income, household formation rates are lower, and the age of individuals purchasing housing (household head) is higher (Skaburski 1994).

The economic value of commodity housing is also interpreted as an indicator of social status. The great houses and courts of England and France were constructed as public displays of wealth and power (Stone 1991). Michael Doucet and John Weaver (1991) describe how the promotion of house ownership in North America has historically been used as an indicator of family success and stability. Ownership is an indicator of freedom from subordination and the attainment of financial and familial security.

The economic value of housing reflects social meaning (Lawrence 1987) such as power or poverty. Further, the ability to acquire commodity housing is associated with attaining the legal right to reside in a permanent domicile and citizenship. Thus, the economic status of housing is integrally related to aspects of the household members' social and legal status. Housing is a pervasive symbol of the status of households and families while operating as physical protection from the environment.

See also:Family and Relational Rules; Family Folklore; Family Roles; Home; Homeless Families; Housework; Poverty; Resource Management; Self-Disclosure; Single-Parent Families; Socioeconomic Status; Widowhood; Work and Family


Bibliography

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doucet, m., and weaver, j. (1991). housing the northamerican city. montreal and kingston: mcgill-queen's university press.

ennals, p., and holdsworth, d. w. (1998). homeplace: themaking of the canadian dwelling over three centuries. toronto: university of toronto press.

gilman, c. p. (1903). the home: its work and influence.new york: mcclure, phillips.

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hopper, j. (1993). "a poor apart: the distancing ofhomeless men in new york's history." in home: a place in the world, ed. a. mack. new york: new york university press.

johnson, m. (1993). housing culture: traditional architecture in an english landscape. washington, dc: smithsonian institution.

keyssar, a. (1993). "introduction." in home: a place in the world, ed. a. mack. new york: new york university press.

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sheila k. marshall

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Housing

HOUSING

Native American and Colonial Housing

HOUSING Native Americans built a wide variety of houses on the North American continent thousands of years before European colonization. Some were simple triangular tipis, engineered to resist the wind and keep out the cold but easily moveable; others were earthen, wood and covering, stone, or adobe houses. Often the shapes of these dwellings reflected the features of the land around them as their builders sought a safe accommodation with nature. Native Americans lived in single-family structures, extended-family structures, and multiunit structures. In the mid-sixteenth century Spaniards explored the Southwest, where they found Native Americans living in remarkable cliff dwellings and pueblos. The Europeans added their own


concepts of housing to indigenous materials and methods of construction to create a distinctive style still common in the Southwest. European colonists arriving on the eastern seaboard in the seventeenth century built houses of masonry or wood that imitated Old World houses. The few remaining from the colonial period are readily identifiable as Dutch, French, or English. In forested New England, colonial houses were built of wood. In Virginia and Maryland the colonists built masonry houses, using the clay soil to make bricks and oyster shells to make mortar. The earliest colonial houses were simple one-or two-room, one-story buildings.

During the colonial period there emerged several types of American houses that incorporated distinctive environmental adaptations. New England houses were designed for difficult winters with sharply sloped roofs, low ceilings, small rooms, and small windows. The houses of the Southwest faced inward onto courtyards, had thick adobe walls, high ceilings, and small windows in outer facades. The houses of the Middle Atlantic states and the South were built with high ceilings, large windows, central halls, and long porches. Houses were placed on hills to capture breezes or sheltered to avoid harsh winds. Not until central heating and air conditioning did such adaptations to climate become less crucial.

Settlement of the West and the Urbanization of America

Nineteenth-century settlers beyond the Appalachians at first built modest houses that utilized the resources available to them. Those in woodland areas built log cabins. Faced with treeless prairies, the immigrants who settled the Great Plains in the second half of the nineteenth century built dugouts or sod houses and sometimes houses of stone. However, when the railroads brought cut lumber and other building supplies, wood-framed houses in styles popular on the east coast became typical in the interior portions of the country.

In 1860 four times as many people lived in rural as in urban areas, but by 1920 rural and urban populations were approaching parity. Industry transformed America between the Civil War and the early twentieth century from a rural agricultural nation to one in which cities were growing rapidly as people came to them from both foreign countries and rural areas. The Census of 1890 counted some 12.7 million families in the United States. That number was 11 percent more than the number of dwelling units, with an even worse housing ratio in the eastern industrialized cities. For example, in 1900 three-quarters of New York City's population lived in squalid, overcrowded tenements. In 1890 Jacob Riis published How the Other Half Lives, a shocking description of slum life among New York City immigrants.

On the other hand, the houses of the more prosperous were being equipped with electric lights, central heating, and indoor bathrooms by the 1880s. New forms of public transportation, primarily electric streetcars, made possible the development of housing away from city centers. A nationwide speculation boomin land acquisition and subdivision of building lots developed in the 1880s, and by the end of 1892, the housing market in the United States was oversupplied.

At the end of the nineteenth century, the new American industrialists began displaying their wealth by building showplace houses in cities and more rural settings. Newport, Rhode Island, was a favorite location for the fabulous summer homes of the wealthy. The elegance and luxury of this housing stood in sharp contrast to city tenements and the shacks of the poor in the South.

Frank Lloyd Wright and Suburbanization

Before World War I, a comprehensive movement of social and political reform known as progressivism took a stand against the ostentatious lifestyles of the wealthy and condemned the wretchedness of slum housing. Frank Lloyd Wright envisioned the ideal suburban house for the independent American family, a free-standing house on its own plot of ground. Wright proposed that American housing development be spread over the entire country with each family occupying one house on one acre of land. A vast network of roads could link it all together in a culture without cities. It is this pattern of sprawl, so sharply in contrast to the centralized settlements brought to the United States from Europe, that has come to prevail in the United States.

Wright's Prairie Houses incorporated a new form of interior design that featured large fireplaces in the center of the house and an open flowing floor plan. The symbolism of the houses was sanctuary for the American family, natural surroundings, escape from the crowded conditions of the city, and rejection of the artificiality of overwrought design. Wright's designs were part of a movement away from the formal Queen Anne houses so dominant in the second half of the nineteenth century and toward the simpler Craftsman or bungalow styles.

Prosperity, Depression, and World War II

Between 1923 and 1927 a period of economic prosperity brought with it one of the greatest housing booms in the history of the country. The new availability of automobiles stimulated construction of houses in the suburbs, where land was relatively cheap. More than seven million new dwelling units were started in the 1920s; annual housing peaked at 937,000 units in 1925, a figure that would be unsurpassed for the next twenty years. By 1932, housing production had fallen to 134,000 units and the industry, along with the rest of the economic and financial structure of the country, was spiraling downward. Property values fell by more than 25 percent from 1929 to 1932, eliminating homeowner equity and increasing mortgage debt from 36 percent of value in 1928 to 61 percent in 1932. As foreclosures increased, approximately one million people were forced into homelessness. The administration of President Franklin D. Roosevelt drew housing into the purview of the federal government during the 1930s by creating, along with several other programs,


the Federal Housing Administration to provide federal insurance for home loans.

The crisis of World War II produced the first mass production of prefabricated houses. Builders devised factory-built, standardized building components such as wall and ceiling panels, and utilized light metal framing with girders and trusses that allowed for greater spans. Poured concrete foundations became standard. Many technological advances were made with the help of leading universities such as the Massachusetts Institute of Technology. This cooperative effort established the basis for the hugely expanded postwar construction industry. The small, craft-oriented, homebuilding industry became more like the rest of American industry in general.

Postwar Prosperity, the Flight from the Cities, and Racial Discrimination

Americans came out of World War II with higher incomes to buy better houses. Housing starts in 1946, at 1,023,000, were higher than they had been in 1925, the previous record year, and they reached nearly 1.5 million in 1949. During this boom period the average cost of building a house rose from $4,625 in 1945 to $7,525 in 1949. Veterans Administration guaranteed loans were a major factor in helping to house the millions of servicemen returning from the war. The proportion of nonfarm home ownership rose from 41.1 percent in 1940 to 50.8 percent in 1945, the fastest increase of such magnitude to take place in the twentieth century. By 1956 the owner occupied portion of nonfarm occupancy would be 59 percent, a huge increase from that of 1940.

The 1950 Census showed an improvement in the physical condition of the country's housing. Based on a standard of more than one person per room, overcrowding was reduced from 20 percent in 1940 to 15 percent in 1949. As the country continued its emergence from the depression and war years, those who could afford it largely fled the cities, leaving behind a poor minority population, a diminished commercial core, and growing slums. An American Public Health Association Report in 1948 recognized racial segregation and substandard housing in central cities as major problems. The Housing Act of 1949 favored "a decent home and a suitable living environment for every American family," but it was years before racial segregation in housing was addressed comprehensively. In 1962 President John F. Kennedy issued an executive order barring discrimination in the sale, lease, or occupancy of residential property owned or operated by the federal government. The Civil Rights Act of 1964 barred racial discrimination in any housing requiring federal funding assistance and the Fair Housing Act of 1968 established equal housing opportunity as official U.S. policy.

Expanding Suburbs, More Apartment Buildings

The new American middle class wanted the suburban houses that prosperity could make available to them in the postwar period. The ideal was a single-family house for the nuclear family on a large lot away from the deteriorating inner city. Builders acquired large tracts of land relatively inexpensively at the perimeters of towns and cities, secured government-insured advance financing, installed streets and other infrastructure, and mass produced standardized ranch-style housing. Production of mobile homes, which had been around since the 1930s when they were called trailers, began to expand rapidly in the 1960s as assembly-line techniques were improved.

The development of the elevator and steel frame construction had promoted intense multistory apartment building construction in the late nineteenth century in large cities where land was too expensive to justify single-family houses. Yet in 1960 only about 5 percent of housing units were in apartment buildings of ten or more units, except for New York City, Chicago, Los Angeles, Miami, and Washington, D.C. Apartment construction increased in the 1960s as a result of smaller households and higher per-household income. There was a surge of luxury apartment buildings with balconies, swimming pools, large lobbies, and tenant services such as guest screening, message and package reception, and security features. In addition to rental units, condominium and cooperative apartments, which had some of the features of home ownership, became popular.

Seeking the American Dream

Despite the energy crisis of the mid-1970s and decreasing family size, houses became larger as they were recognized as the best hedge against inflation and the most important source of wealth creation for families. Three bedrooms and two bathrooms became standard. Total housing starts, including shipments of mobile homes, reached an astonishing 21,482,000 in the 1970s. This production level was at the rate of approximately one new dwelling unit for every ten people in the country. The median price of new conventional single-family dwellings rose from $23,400 to $62,900 during the decade. Economist Alan Greenspan estimated in 1977 that the market value of the nation's entire stock of single-family, owner-occupied houses was increasing at an annual rate of $62.2 billion, almost all of which was being converted to cash through mortgages. This money was recirculating in the economy, bringing the United States out of the mid-1970s recession and spurring more housing production. Capital gains from housing outstripped by three to one the gains taken by private investors in the stock market at this time.

In the late 1970s builders began to create new types of housing clusters including duplexes, triplexes, and fourplexes. Large landscaped developments often included a mix of detached houses, apartment buildings, and townhouses around a central feature such as a golf course or other recreational facility. Eventually the more expensive of these developments would become socially segregated "gated" communities with access limited to residents and their guests.

By the 1980s the national homeownership rate was nearly 65 percent, with the highest rate among people from ages fifty-five to sixty-five. The incidence of new two-story houses increased, and all new houses had more bedrooms, bathrooms, and fireplaces. At the other end of the scale were the homeless whose numbers reached an estimated 500,000 to 750,000 during the 1980s.

By 1999 the average new house had two or more stories, three bedrooms, 2.5 bathrooms, central heating and air conditioning, a working fireplace, and a two-car garage. Its average size was 2,250 square feet, 50 percent larger than the average new house in 1970.

The number of housing units in the United States at the end of the twentieth century was nearly 116 million, with 91 percent of these occupied on a full-time basis. Approximately one-third of the remaining 9 percent were seasonal, recreational, or occasionally used dwellings, an indication of the housing prosperity of Americans. More than 66 percent of the units occupied on a full-time basis were occupied by their owners; in 1900 only 36.5 percent of dwelling units were owner occupied. The average household size at the end of the century was 2.6, a number that had been 4.8 in 1900 and 3.7 in 1940.

Housing is an essential component of the nation's economy and a prime indicator of national economic direction. Home ownership is usually the major form of investment for individuals and households, and a key to financial stability and upward social mobility. Home ownership has long been the American Dream, the goal toward which many strive.

BIBLIOGRAPHY

Doan, Mason C. American Housing Production: 1880–2000, A Concise History. Lanham, Md.: University Press of America, 1997.

Ford, Larry R. Cities and Buildings, Skyscrapers, Skid Rows, and Suburbs. Baltimore: Johns Hopkins University Press, 1994.

Kostof, Spiro. America by Design. New York: Oxford University Press, 1987.

Welfeld, Irving. Where We Live: A Social History of America's Housing. New York: Simon and Schuster, 1988.

Wright, Gwendolyn. Building the American Dream: A Social History of Housing In America. Cambridge, Mass.: MIT Press, 1983.

JudithReynolds

See alsoApartment Houses ; Architecture ; Architecture, American Indian ; Electrification, Household ; Greenbelt Communities ; Plumbing ; Suburbanization ; Tenements ; Urbanization ; andvol. 9:In the Slums, 1890 .

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Housing

Housing

Source

American Homes. The American landscape changed considerably during the middle decades of the nineteenth century. Until about 1840 many farmers lived in small wood-frame houses. On the western frontier and in the southern backcountry the most common family home was a one-room log cabin with floors of dirt or split logs, an open hearth, and a primitive wooden chimney. Housing styles varied by region, often according to the builders ethnic origin or the demands of the climate. These small, crowded houses were typically dirty, untidy, and hard to heat. There were larger, two-story houses, usually built along the symmetrical lines of classical Greek architecture, but such homes were rare and belonged only to the wealthiest Americans. By 1840 smaller dwellings were being built in this Greek Revival style as well, and by the 1850s glass windows had become common even in rural areas, making houses brighter and easier to clean and heat. At the same time there appeared a host of new styles in architecture. The new pattern books featured such designs as Gothic Revival cottages and Italianate villas. Many middle-class families could now afford to build a two-story wood-frame house. The floor plans of these new houses were designed to emphasize family relationships, to enhance Americans growing sense of a need for privacy, and to meet the mothers needs. Kitchens, servants quarters, and backstairs were all hidden from view, reflecting a growing attention to propriety and respectability. Modern kitchens came equipped with coal-burning cast-iron stoves, which were safer to use than the open fireplaces in older kitchens. Other downstairs roomssuch as parlors, dining rooms, music rooms, or librarieshad a specific purpose and function and were furnished accordingly. By the 1860s middle-class householders could buy machine-made furniture and carpets that were less expensive than similar handmade furnishings. Consequently they could afford to be concerned with taste. While most earlier middle-class homes were furnished with hodgepodges of practical but often unmatched objects, matching suites of furniture became popular in the 1860s. At the beginning of the century the parents bed was often located in

the best room of the house, where the family also ate and entertained guests. The children usually slept together in a single room, often an unheated loft. By 1850 families who could afford to do so set aside a private bedroom for the parents and each child. The upstairs of the typical middle-class house was private space for sleeping, bathing, and dressing. Sometimes the mother had her own upstairs room for sitting or sewing, or she used the master bedroom as her private sanctuary, where she also dispensed comfort, discipline, and advice to her children.

Town Houses and City Apartments. In towns and cities wood-frame two- or three-story houses were common until the 1840s, when uniform, brick row houses began to change the look of city streets. Although these houses were often criticized for their lack of individuality, they were more fireproof than wooden buildings, as well as cooler in summer and warmer in winter. The back of the typical middle-class row house looked out on a small garden, where a housewife could grow flowers and vegetables and where the family had its own private outhouse, or privy. At the same time, steeply rising land prices put home ownership out of reach for many city dwellers. Most people who lived in cities had to rent their dwellings. Advertisements in New York newspapers indicate that an attractive house in a good neighborhood cost about twenty or thirty dollars a month. The poorest city dwellers often lived in large barracks-style apartment houses. The word tenement was applied to buildings constructed specifically to house multiple families, not large dwellings built for single families and later subdivided into apartments. Some were quite airy and comfortable and up to five stories high. As more and more immigrants settled in American cities, however, many of these building became overcrowded and unsanitary, and the word tenement became more or less synonymous with slum housing.

The Mansions of the Wealthy. The most luxurious new urban buildings were the mansions of the wealthy, constructed along fine avenues according to European designs. These houses were furnished in eclectic revival styles such as the highly ornamented, carved, and gilded rococo style or the more somber Gothic style influenced by medieval architecture. Only the most prosperous Americans could afford such amenities as imported carpets from Brussels or France, glittering chandeliers, velvet curtains, and mirrors or paintings in gilded frames. One of the first and finest homes in New York City was the marble mansion of department-store owner A. T. Stewart at Fifth Avenue and Thirty-fourth Street, which was completed in 1869. All the rooms had elaborate bronze, porcelain, and etched-glass chandeliers fueled by gas, the latest technological advance in lighting.

Water and Sanitation. Farmers water came from a well or cistern and was usually hauled into the house in buckets by housewives. Although sixty-eight cities had established public waterworks by the beginning of the Civil War, most city dwellers had no indoor running water. Town dwellers drew their water from hydrants in the street unless they had their own wells or cisterns. All water for bathing, laundry, cleaning, or cooking had to be heated on the kitchen stoves. Even the 10 percent of New York City residents who had running water in their homes had to heat the water themselves. Hot running water did not become generally available in American homes until the 1930s. Until the widespread availability of indoor plumbing, most Americans considered a daily bath expensive and time-consuming. Bathing too frequently was also considered unhealthy. Taking a bath meant dragging water inside from the well or hydrant, heating it on the kitchen stove, filling a tub, and then emptying the tub. Still, nineteenth-century Americans were probably not as dirty as popular myth has painted them. Most people took full sponge baths daily, pouring waterwhich was ice cold in the winterfrom a pitcher into a basin. Nearly every etiquette book advised readers to use soap and water on a daily basis, decrying such contradictions as silk stockings on dirty feet. Before the 1870s neither men nor women washed their hair more than once a month, preferring instead to oil it on a daily basis and comb it flat. Only with the popularization of fuller hairstyles in the later decades of the nineteenth century did women begin to wash their hair more frequently. Middle-class Americans brushed their teeth every day and tried to keep their hands and fingernails clean. Indoor toilets were in use in populated areas of the United States by the 1860s but would not come into general use until the 1880s. In addition to flush toilets similar to those used in the twentieth century, some people had indoor dry-earth commodes that buried waste in dirt instead of flushing it away with water. Yet in Boston in 1860, for example, there were only five thousand flushing toilets for 178,000 residents. Most people still used outhouses and had chamberpots in their bedrooms for use at night and by people too ill to make the trip to the outhouse. Middle-class families usually had their own privies, but poor city dwellers often had to share overflowing outhouses with dozens, perhaps even hundreds, of neighbors.

Heat and Light. While they were no longer the only source of heat and light, fireplaces still graced new homes built during the mid nineteenth century. By the 1860s most middle-class houses in the North were also heated by coal-burning cast-iron stoves. By the end of the Civil War hot-air central heating could be found in the mansions of affluent Americans. Because wood and coal were both expensive, hardly anyone heated their bedrooms, unless they were wealthy. Families congregated in the kitchen, which was usually the warmest room in the house. Candles made from beeswax or animal fats such as tallow, and lamps that burned a variety of oils, continued to provide light in some homes, but kerosene, invented in 1854, became the lamp fuel of choice. The discovery of gasoline in Pennsylvania in 1859 made kerosene plentiful and cheap, and by 1870 it was used in more American homes than any other lamp fuel.

Source

Jack Larkin, The Reshaping of Everyday Life: 1790-1840 (New York: Harper & Row, 1988);

Daniel E. Sutherland, The Expansion of Everyday Life: 1860-1876 (New York: Harper & Row, 1989).

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housing

housing, in general, living accommodations available for the inhabitants of a community. Throughout the 19th cent., with the advent of the Industrial Revolution, housing as a problem worsened as urban populations expanded. The crowding of cities and factory towns by workers led not only to severe housing shortages but also to the deterioration of existing housing and the growth of slums. The problem was aggravated by the erection of substandard housing for workers and by speculators seeking high profits.

Reforms in Great Britain

Inadequate housing for the increasing urban population led, in the mid-19th cent. in Great Britain, to the development of a reform movement. Humanitarian and philanthropic groups first took up the cause of workers' housing. The Society for Improving the Dwellings of the Labouring Classes was established in 1845 and was followed by similar organizations dedicated to the building of low-rent dwellings. Ultimately, public opinion encouraged Parliament to pass (1851) the Shaftesbury Acts (the Labouring Classes Lodging Houses Acts). They provided for the construction of lodging houses according to certain minimum standards.

Slum clearance began with the Torrens Act of 1868, which provided for the demolition or improvement of unsanitary dwellings. After the turn of the century much was done in Great Britain toward eliminating slums and constructing model tenements; the garden city was one solution offered to the housing problem. The first Housing and Town Planning Act in 1909 granted local governments the power to oversee housing development. The large-scale destruction of housing during World War II resulted in severe shortages after 1945; between 1945 and 1970 about 7 million new dwellings were built in Great Britain.

Reforms in the United States

In the United States, housing problems—in particular the growth of slums—became acute during the 19th cent. in the cities of the eastern seaboard and in the larger Midwestern cities. A leading cause was the heavy immigration from Europe that began in the middle of the 19th cent. and reached a peak at the turn of the century. The first housing law (the 1867 New York City tenement house law) was revised in 1879 to prohibit windowless rooms. The findings of a tenement house commission resulted in a new law in 1901, requiring better provision for light and ventilation, fire protection, and sanitation. Most U.S. city and state housing laws in the following years were based on those of New York City.

Until World War I there was no government housing in the United States. Then temporary dwellings were put up for defense workers. The U.S. government lapsed into almost complete inaction with regard to building housing until the advent of the New Deal. The National Housing Act (1934) created the Federal Housing Administration (FHA) to undertake a nationwide system of home loan insurance. It also established, by means of mortgage insurance regulation, minimum standards for construction, for design, and for location.

Low-cost housing projects, including farm-family homes sponsored by the Resettlement Administration, were coordinated in 1937 under the U.S. Housing Authority, which financed urban low-rent and slum clearance developments by making loans at low interest rates. Such loans were later extended to rural housing. The Lanham Act (1940) authorized federal operation of a large-scale housing program for defense workers.

To unify the many federal housing agencies, President Roosevelt created (1942) the National Housing Agency, which included the Federal Public Housing Authority, the Federal Home Loan Bank Administration, and the FHA. But the total wartime construction of permanent homes was far below peacetime levels, while the demand for housing rose sharply with a high marriage rate, migration from farms to cities, greater buying power, and later the return of veterans. Complicated by building codes, union practices, and labor and material shortages, the housing deficiency remained serious after the war, and federal rent controls continued for some time.

A national housing policy began to emerge when Congress passed the Housing Acts of 1949 and 1954, aimed at easing the housing shortage and eliminating slums; their goal was a decent home for every family. The Housing and Urban Development Act of 1965 created a separate cabinet-level Dept. of Housing and Urban Development (HUD). In 1966 the Model Cities Act coordinated government assistance to selected low-income areas of cities.

Housing since then often has been caught up in debate over rent controls, homelessness, the failure of savings and loan associations, and the buying and selling of political influence by government administrators and building developers. From 1980 to 1987, 2.5 million low-cost housing units were lost, and the federal government reduced its subsidies for construction by 60%. In response, some private groups like Habitat for Humanity have tried to help individuals buy and renovate low-cost housing. Housing advocates have argued for public housing reform, including controls on speculation and on rent (about 36% of occupied U.S. housing units are rentals).

Housing Problems in Other Countries

After World War II, the countries of continental Europe faced acute housing shortages. Most postwar efforts were directed at rebuilding major industries, and house construction suffered as a result. However, once the economies were stable, attention turned to housing. In most countries of Africa, Asia, and Latin America, urban housing shortages are today particularly severe as a result of population increases, rapid urbanization, and the migration from rural areas to cities. It is estimated that in Latin America alone, four or five million families live in substandard urban dwellings. The depressed economies and social inequities of many governments have worked against development of adequate housing programs.

Bibliography

See J. Jacobs, Death and Life of Great American Cities (1961); P. Wendt, Housing Policy: Search for Solutions, a Comparison of the United Kingdom, Sweden, West Germany, and the United States since World War II (1962); J. B. Cullingworth, Housing and Labour Mobility (1969); R. W. Bolling, Housing Development and Urban Planning (1970); M. Safdie, Beyond Habitat (1970); R. Goodman, After the Planners (1971); M. Pawley, Architecture versus Housing (1971); D. R. Mandelstam and R. Montgomery, Housing in America (1973); O. Newman, Defensible Space: Crime Prevention Through Urban Design (1973); C. Hartman, Housing Issues of the 1990s (1989); M. Wolkoff, Housing New York (1991).

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housing

housing refers both to shelter in houses and to the provision of houses. It is the latter which has attracted historians, who have been particularly interested in tracing the provision of accommodation in response to population increases in towns and, above all, in cities.

During the industrial revolution large increases in urban populations occurred because of migrations from the countryside and the reduction of the death rate. Housing was initially left to the open market. The provision of accommodation rested on a balance between the cost of building and what households could afford to spend on rents. Speculative builders often borrowed capital for construction from solicitors, who loaned them the money clients had deposited with them for returns which were said to be ‘as safe as houses’. A limited number of houses were built by owner-occupiers who had borrowed money from the newly formed building societies. Not all housing was of good quality and some landlords built cheap and often badly constructed buildings, which rapidly became slums because of overcrowding. These slums attracted the attention of Parliament, municipalities, and social reformers. The sanitary laws of the second half of the 19th cent. stipulated minimum standards for new dwellings. Liverpool corporation erected the first council housing in 1867. However the provision of housing at public expense did not become government policy until the 20th cent. The slum clearance law of 1876 did not require local authorities to rehouse the homeless, although in towns where railways took powers to clear sites for stations and sidings they were compelled to provide alternative new houses elsewhere. Some philanthropic attempts were made to provide good housing for the poor, one of the most active being the Peabody Trust which erected flats in London.

Some industrial developments, for example, coal-mining and some manufacturing using water power, occurred in places where there was no previous settlement. Entrepreneurs provided accommodation for their workers. The quality varied greatly. High standards were adopted by Arkwright at Belper (Derbys.) in the 1780s and by Peter Greg at Styal (Ches.). In the 19th cent. model housing was provided by several industrialists, for example Titus Salt at Saltaire, Cadbury at Bournville (Birmingham), and in the 20th cent. Lever Brothers at Port Sunlight on Merseyside.

During the 20th cent. successive governments intervened in housing by making loan funds available to local authorities, by subsidies to builders, and by giving tax concessions to owner-occupiers purchasing their homes through mortgages. Little house-building took place in the First World War and by 1918 there was a great unsatisfied demand. The election slogan of 1918 ‘Homes Fit for Heroes’ proved difficult to translate into reality. Few houses were built under the terms of the Addison Act of 1919 because of high interest rates and shortages of materials. Subsidies for housing became available to local authorities by the Wheatley Act of 1924 and for private enterprise by the Chamberlain Act of 1925. The financial crisis of 1931 ended these forms of assistance. However, since the cost of borrowing money dropped, local authorities and building societies were able to advance mortgages to owner-occupiers during the 1930s.

After the Second World War the housing shortage remained acute for some years because no houses were built during the war and much accommodation had been destroyed by bombing. From 1945 to 1955 the greater part of house-building was undertaken by local authorities which built homes for rent. Between 1955 and 1980, largely because of a change in conditions which were more favourable to borrowing, there was a major shift from rent to owner-occupation. By 1980 owner-occupiers held about two-thirds of housing, most of the rest being in the hands of local authorities. During the 1980s legislation gave tenants of local authorities the option of buying their houses at very advantageous prices so that rented ‘council housing’ took a declining share of the market. By the late 1980s, owner-occupation, albeit with a rising level of repossession due to mortgage arrears, continued to be the most prevalent pattern of housing. In the rented sector, housing associations emerged as the main providers, their finance coming from the government and mortgage lenders.

Ian John Ernest Keil

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housing

hous·ing1 / ˈhouzing/ • n. 1. houses and apartments considered collectively: affordable housing | [as adj.] a housing development. ∎  the provision of accommodations: the sector that offers housing to the poorest. 2. a rigid casing that encloses and protects a piece of moving or delicate equipment. ∎  a structure that supports and encloses the bearings at the end of an axle or shaft. 3. a recess or groove cut in one piece of wood to allow another piece to be attached to it. ∎ Naut. the part of a mast below the deck. hous·ing2 • n. archaic a cloth covering put on a horse for protection or ornament.

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housing

housing •pennyfarthing • plaything •silversmithing • anything •everything • northing • nothing •something • rebirthing • farthing •scathing • sheathing •tithing, writhing •southing • clothing • underclothing •Worthing • carving • woodcarving •delving •craving, engraving, paving, raving, saving, shaving •self-deceiving, unbelieving, weaving •living, misgiving, thanksgiving, unforgiving •skydiving • piledriving • coving •approving, reproving, unmoving •unloving •Irving, serving, unswerving •time-serving • lapwing • waxwing •batwing • redwing • lacewing •beeswing • forewing • downswing •outswing • viewing • upswing •underwing • phrasing • stargazing •trailblazing • hellraising • unpleasing •rising, surprising •self-aggrandizing • uncompromising •unpatronizing • uprising •enterprising • appetizing •Dowsing, housing •unimposing •amusing, confusing, musing

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