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1. The law should make it an offence, punishable by heavy fine, to own property in a state unfit for human habitation. The law already punishes the retail tradesman who exposes diseased meat for sale, and it is a much more serious offence to make a profit out of conditions which are absolutely incompatible with health and morality.
2. In every case in which the local authority acquires property under these conditions the arbitrator should be empowered to deduct from the ascertained value such sum as he thinks fit by way of fine for the misuse of the property and the offence committed in allowing it to be the cause of disease and crime.
3. Local authorities should have power, subject only to appeal to the High Court, to close such property, or to make at the expense of the owner such alterations or repairs as may be ordered by the sanitary officer, without being compelled to acquire it.
4. Local authorities should be further empowered to acquire any lands and buildings for the purpose of a scheme under the Artisans' Dwellings Acts, at the fair market value of the same, to be settled by an arbitrator appointed for the purpose, and instructed to give in every case the value which a willing seller would obtain in the open market from a private purchaser, with no allowance for prospective value or compulsory sale.
6. The scheme of improvement should include any surrounding property which will be benefited by the reconstruction of an unhealthy area, and the confirming order should authorise a rate to be levied on the owners of such adjacent property, fairly representing the appreciation of their holding by the proposed improvement. The principle of this proposal has always been adopted in the case of town improvements in the United States, and it has even found its way into English legislation. The Artisans' Dwellings Act, 1882, provides that when in the opinion of the arbitrator the demolition of the property dealt with adds to the value of other property belonging to the same owner, the amount of such increased value may be apportioned and levied as an improvement rate on the lands, &c., affected; and a similar provision has been inserted in a Provisional Order, 1879, obtained by the Corporation of Liverpool. All that is now required is to extend this principle to all lands benefited, whether belonging to the same owner or not.
7. The cost of any scheme for the reconstruction of an unhealthy area should be levied on all owners of property, including long leaseholders, within a certain district to be determined by the scheme. The promoters would, in fact, in every case specify a contributory district, and the official sent to conduct an inquiry into the scheme would decide whether or not it had been rightly defined. The contributory district might be, in London, the whole metropolis, or, in the provinces, the whole borough; but if the improvement were essentially local in its character and likely to be to the immediate advantage of a more limited district, the cost might be thrown entirely on the owners within such district.
