Formerly the New-Yorker lived in one of three different ways: in private houses, or boarding-houses, or hotels; there were few restaurants or public tables outside of the hotels, and those who had lodgings and took their meals at eating-houses were but a small proportion of the whole number. The old classification still holds in a measure, but within the last thirty years, or ever since the Civil War, when the enormous commercial expansion of the country began, several different ways of living have been opened. The first and most noticeable of these is housekeeping in flats, or apartments of three or four rooms or more, on the same floor, as in all the countries of Europe except England; though the flat is now making itself known in London, too. Before the war, the New-Yorker who kept house did so in a separate house, three or four stories in height, with a street door of its own. Its pattern within was fixed by long usage, and seldom varied; without, it was of brown-stone before, and brick behind, with an open space there for drying clothes, which was sometimes gardened or planted with trees and vines. The rear of the city blocks which these houses formed was more attractive than the front, as you may still see in the vast succession of monotonous cross-streets not yet invaded by poverty or business; and often the perspective of these rears is picturesque and pleasing. But with the sudden growth of the population when peace came, and through the acquaintance the hordes of American tourists had made with European fashions of living, it became easy, or at least simple, to divide the floors of many of these private dwellings into apartments, each with its own kitchen and all the apparatus of housekeeping. The apartments then had the street entrance and the stairways in common, and they had in common the cellar and the furnace for heating; they had in common the disadvantage of being badly aired and badly lighted. They were dark, cramped, and uncomfortable, but they were cheaper than separate houses, and they were more homelike than boarding-houses or hotels. Large numbers of them still remain in use, and when people began to live in flats, in conformity with the law of evolution, many buildings were put up and subdivided into apartments in imitation of the old dwellings which had been changed.

But the apartment as the New-Yorkers now mostly have it, was at the same time evolving from another direction. The poorer class of New York work-people had for a long period before the war lived, as they still live, in vast edifices, once thought prodigiously tall, which were called tenement-houses. In these a family of five or ten persons is commonly packed in two or three rooms, and even in one room, where they eat and sleep, without the amenities and often without the decencies of life, and of course without light and air. The buildings in case of fire are death-traps; but the law obliges the owners to provide some apparent means of escape, which they do in the form of iron balconies and ladders, giving that festive air to their faÇades which I have already noted. The bare and dirty entries and staircases are really ramifications of the filthy streets without, and each tenement opens upon a landing as if it opened upon a public thoroughfare. The rents extorted from the inmates is sometimes a hundred per cent., and is nearly always cruelly out of proportion to the value of the houses, not to speak of the wretched shelter afforded; and when the rent is not paid the family in arrears is set with all its poor household gear upon the sidewalk, in a pitiless indifference to the season and the weather, which you could not realize without seeing it, and which is incredible even of plutocratic nature. Of course, landlordism, which you have read so much of, is at its worst in the case of the tenement-houses. But you must understand that comparatively few people in New York own the roofs that shelter them. By far the greater number live, however they live, in houses owned by others, by a class who prosper and grow rich, or richer, simply by owning the roofs over other men's heads. The landlords have, of course, no human relation with their tenants, and really no business relations, for all the affairs between them are transacted by agents. Some have the reputation of being better than others; but they all live, or expect to live, without work, on their rents. They are very much respected for it; the rents are considered a just return from the money invested. You must try to conceive of this as an actual fact, and not merely as a statistical statement. I know it will not be easy for you; it is not easy for me, though I have it constantly before my face.