HOUSTON, Southern Presbyterian Mission of America to I have examined the above estimate and consider it fair and equitable. G. E. MOULE, English Christian Mission Society, October 3, 1873
Estimate of indemnity to be paid the Southern Presbyterian Mission in Hang-chow, in the even of its present property on the hill being given up in exchange for another location, on the plain in the city.
Property.
| I. Eastern compound: | Present value. | |
| a. Chapel | $850 | |
| b. Mission-residence, with kitchen and servants’ room | 4,700 | |
| c. Girls’ school-house and out-house | 1,575 | |
| d. Wash-house, coal-house, stone gate, &c | 95 | |
| e. Clearing ground and sifting dirt | 100 | |
| f. Wall of inclosure | 500 | |
| g. Stone steps leading to residence | 14 | |
| h. Stone steps leading to school-house, with wall | 31 | |
| i. Capping interior wall | 15 | |
| j. Stone revetment supporting upper plateaux | 230 | |
| k. Masonry original on premises and still standing | 275 | |
| II. Western compound: | ||
| l. Wall of inclosure | $110 | |
| m. Clearing ground and sifting dirt | 15 | |
| n. Boy’s school-house and out-houses | 1,940 | |
| Total present value of property, exclusive of land | 10,450 | |
| x. To meet fees of consul and expense of moving, (subject to revision by Dr. Lord) | 50 | |
| Total indemnity in memory | 10,500 |
In addition to the money indemnity, seven mow of suitable land to be given the mission on the plain of the city.
remarks on the above estimate.
- The chapel is a brick building 41 feet by 32 feet, erected in 1871. The cost of the materials used in this building, with the Chinese labor employed, was $505. Since the erection of this and the other buildings of the mission, the price of building-materials has, in general, advanced. For bricks, which we bought at $55 per 10,000, we are now asked $62, an advance of 12 per cent. Stone, which we bought at 40 cents per 10 Chinese feet, is now 60 cents per 10 Chinese feet, an advance of 50 per cent. Tiles, for which we paid $18 per 10,000, now sell at $21, an advance of 16 per cent. Plank, which we bought at $1.05 per 10 Chinese feet, has risen to $1.20 per 10 Chinese feet, an advance of 14 per cent. Timber, for joists, which we bought at taels 0.032 per square foot, is now selling at taels 0.045 per square foot, an advance of 14 per cent. Other materials are about as when we bought.
- This dwelling-house, built in 1871, is a two-story brick building with a verandah extending along the western and southern sides, and a portico over the main door on the north. It contains eight rooms of uniform dimensions, viz, 18 feet by 16 feet by 12 feet, with halls 8 feet wide above and below stairs; attached to the house is a two-story brick building, lower than the dwelling, in which are the kitchen, servants’ room, store-room, &c. The materials and Chinese labor used in constructing this house cost $3, 000. It was inspected soon after it was built by Mr. Brown, architect, of Shanghai, who estimated its value at $5, 000.
- This school-house is a one-story brick building, erected in 1870, 69 feet by 32 feet in dimensions. It contains 8 rooms of varying sizes and a hall. Attached to it is a brick building used as a kitchen and dining-room. Of the cost of the materials of this building, which was not erected by the present members of the mission, we have no account.
- The cost of material and Chinese labor in these improvements was about $90.
- The actual cost of these improvements was about $100.
- The actual cost of wall of inclosure was $500.
- The money expended in these improvements, was, respectively, $12 and $29.
- The money expended on this wall was $15.
- The money spent on this revetment was about $200.
- The estimated value of two stone revetments, one 206 feet long and averaging 7 feet in height; the other, 30 feet long and 5 feet in height.
- The cost of materials and Chinese labor on this wall was $100.
- Fifteen dollars was the sum paid for this improvement.
- The boys school-house, erected in 1872, is a two-story brick building, 44 feet in length by 30 feet in breadth. Outside of this is a verandah extending along the eastern and southern sides. The out-houses include a kitchen, wash-house, &c. The cost of materials and Chinese labor on this house was $1,422.
- Of this sum $25 was intended to cover the expense of moving to the new location. The balance is submitted to the consul, to increase as he may judge proper.
The above estimate of indemnity submitted on behalf of the Southern Presbyterian Mission is in my opinion, just and equitable.
Southern Presbyterian Mission of America.
I have examined the above estimate and consider it fair and equitable.
English Christian Mission Society.
I consider the above a reasonable estimate.
American Presbyterian Mission.
Since the above was written a statement has been received from Mr. R. C. Brown, architect, of Shanghai, giving his opinion of the value of the dwelling-house, (b,) which is inclosed herewith. If this opinion is accepted it is easy to see the above estimate is below rather than above the true mark. Apart from the dwelling the money actually expended by the mission on the land and its improvements is $5,462. This, added to the value of the house, makes $10,462. Add to this the cost of moving, $50, and the increase in the cost of building-materials since Mr. Brown saw the house, viz, 15 per cent, of 85,400 = $810, ($5,400 being the cost of the materials used on the premises,) and we have an aggregate of $11,322. Now, deduct from this the value of seven mow of land on the plain, say $322. Mr. Moule bought between six and seven mow of good land on the plain for less than $300, and was told by the official that he had paid double the true price for such land. Reckoning, therefore, $322 a good price for seven mow, we have a balance of $11,000 as the money indemnity. And this, it must be noted, without giving anything like a true compensation for the labor and time of the foreigners who have superintended the purchase of the land, and the erection of the various improvements.
Copy of Mr. Brown’s letter referred to above:
Mr. Brown to Mr. Du Bose.
My Dear Mr. Du Bose: In answer to Mr. Houston’s inquiries respecting what I consider the value of his Hang-chow premises, as I saw them in 1871, I should say, for dwelling-house and servants’ houses attached, $5,000; and for the boundary-wall and small buildings, about $500.
Of course I was only a few hours at the place, and did not make any memorandum for this estimate, which, however, I think a fair one as I recollect the premises. An architect would supply plans and details for perhaps 4 per cent., the regular charge being 5 per cent, which includes inspection, and that he could not give, except at great expense of time and traveling; but plans sufficiently clear for any one to work would be given for 4 per cent., I should say. The cost of Oregon pine, per superficial foot, 1 inch thick, is about tael cents 4½ per foot; Japan, about 2½ cents. Foochow and Hankow poles about 18 feet long, by mean diameter of 6 inches, about taels 1.50 apiece. Singapore tongued and grooved flooring 4½ inches wide, on Oregon joists 6 by 3, costs about taels 12 to 13 per 10 feet square.
Yours, truly,