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HomeMy WebLinkAboutThe Huron Expositor, 1939-05-19, Page 6;v. !Y„ Lawn Care t hilei lawns badly mixed with weeds, t .invaitably have poor soil- wes only a liberal application commercial fertilizes or well rot- e Manure is necessary die restore fitb1 greenness. Well fed grass will tlally crowd out most weeds, though irti',wdll appreciate some Help from the gardener who does not mind elan.d- d i+g a few home with e sharp, long Or short teethed weeder Such weed - lag should be done when soil is fair- ly moist, otherwise whole chunks of grass 7 -ill •oome out ,with each weed. Where geese is very thin it will al- so be advisable to scratch ligthtly with rake and sow some good seed. At the same time hales may be fill- ed upgradually with good soil and sown with grass. First Vegetables First of the garden peas, leaf let- tuce, radish and spinach will be among the earliest vegetables sown. These may be planted as soon as the ground is fit to work- All of the seeds +should he gown at least tbnee times et intervals of ten days so that there will be succeesion of vegetables. The second growing will be carrots, beets, onions, potatoes, etc., whieb, can stand a little frost, and; then beanie corn and tomato, cabbage and caaiiibower plants, etc-, which are tender. Replacement It is a good plan, old gardeners state, to use started annual flowers for planting among tulip and other spring flowering bulbs, which will be past their best in a few more weeks. Something is needed to hide dying foliage. Then again quick growing annuals will aiwa.ys be useful for fill- ing in any blind, spots in the peren- nial beds where winter has been un- usually severe. Soil Building Extreme types of soil is mA longer MAKE BETTED BREAD WITH ROYAL • FINER FLAVORED • LIGHTER TEXTURED • MORE DIGESTIBLE taken an a* e3Ccutie ter e Peer gar NQn tber hula wavy orie the � at f plat will find eueatn earth ' , its ing and in any epee ate fair,ae a gal+dem is cencernE d: iL may be c ed to any !type (Weed. Heavy sticky clayw!, are made loose and pliable by the addition of plenty of trotted leavee, or other vegetable matter velhich . scientists term humus or fibre. Extreme cases may be treated witch sand or ordinary coal 11 g - unci "f (F- W. Nicene, g he Small Horne M ift.A I nab,es from staves or furnace. . Liberal applications of manure and good cult- ivation will help and i also digging un- der nder green crops of clover, oats da just weeds. Where very damp it xray be neces- sary to provide drairege either by open ditch, idle or by removing a foot or two of the top soli and putting in a layer of cinder stones or grayer: This practise is particularly diesirable for preparing a rose Light soils also 'benefit by heavy applicartionas of manure, rotted vege- table matter or dug in green crone This will increase their humus con tent and allow them to absorb and hold moisture. Light soils, of couree, wild not require the constant cultiva- tion necessary with heavy types. Summer Gardens Where one has a summer cottage that will not be visited until June, the usual practise is to start practic- ally all the garden in flat boxes at home. Later these are taken well grown out to the garden by the lake. Such things as lettuce, carrots, beets, onions, even corn, can all be started in boxes or pots and moved very carefully- It is a good idea to start in individual berry or special card- board •box and simply remove box when plantir-1a. NEXT WEEK—Window Boxes, A Tale Start. • A certain sportsman was playing over a golf course in Scotland and playing very Fly. "Dear, dear!" he remarked at last, "there canna be worse players than myself!" "Weel, weel, maybe there are worse players," commented the caddie con- solingly, "but they dinnea play" • "Are you going my way?" one ,man inquired of another. "Yes," replied his friend_ "Mayul ride with you to my home?" "How far away is your home?" "Eight squares." "Sorry," replied the friend, "but I'm parked farther away than that." IN SALES THROUGHOUT CANADA CHEVROLET: Because it's FIRST in PERFORMANCE! It's faster on the get- away. . . . it's stronger on hills ... it's a much better all-round performer than other cars in its field ... and it saves you money every day on gas, oil and upkeep. Because it's. FIRST in VALUE! Dollar for dollar, it gives you more for your money than any other car in its price range. That's why the new Chevrolet is the biggest - selling 1939 model automobile in Canada! Because it's FIRST in FEATURES' Steering Column Gear -Shift with "Vacuum Assist" • Chevrolet's Famous 85 -Horsepower Valve -in - Head Six • New Aero -Stream Styling, New Bodies by Fisher • Perfected Quadro-Action Hydraulic Brakes • New "Observation Car" Visibility • Advanced Knee -Action Riding System with Shockproof Dual Cross Steering (On Master De Luxe Models) • Tiptoe -Matic Clutch • Safety Glass. Low Monthly Payments on the General Motors Instalment Plan. 01490 VROL The only low-priced car combining "ALL THAT'S BEST AT LOWEST COST!" It W. DUNLOP, Seaforth ig For the large ina'jority of families contemplating the reins. soother of a new home, the Iter of , •; fintieteeing their.program is ,.=prime dmporioanee. In onma only a sznally" i ;, _ on of ,cases is the proapecliga owner able and willing to provid4Ohee entre capital from private reaortAes. It follows, therefore, ;that for most families, re- sort",nwst- 'lie had to credit financing. It is also evident that the ease or dif- acuity of securing this credit on fav- orable berms will be a major factor in their decision to go forward with their program. Prior to 1935 the family of mender; ate income was faced with certain dif- ficulties in building a new home.- In Canada the bulk of monies available for investment in first mortgages were trust funds, and the investment of these funds wad limited by law to 60 per cent of the value of the home. In pmetice it was often necessary for various reasons to further restrict these investments to 50 per cent of the lending value of the 'home. Thus, the family was, required to accumu- late a aubs'tential proportion of the cost or to resort to the expensive pro- cedure of securing a second mort- gage. A second difficulty was that the . us- ual mortgage was for a short temp, repayable in full at maturity, gener- ally in five years. The mortgage was usually renewed when it .became due. Eventually, however, the mortgage was not renewed and, as frequently happened, the borrower found ihims-elf obligated to make a large 'payment at just the time the wale unable to do so. In order to meet this situation the Dominion Government with the co- operation of the lending institutions worked out a plan for 'higher percent- age loans, with a longer . term to ma- turity and with tihepayments to be made by the borrower arrangedemore in line with the budget of the average family. This was in 1935 and since then the new method of horns financing bas grown in popularity. In 1938 the Do- minion Housing Act was repealed, and the National Housing Act, providing for a wide extension of loaning facili- ties, was passed. Not only does this latter Act broad- en the whole basis of housing legisla- tion in Canada, but it gives particu- lar attention to Uhe financing of small homes. Through a system of guaran- tees the approved lending institutions are specially encouraged to make thigh percentage loans to creditworthy peo- ple who wish to own new homes. Through aeseparate section of the Act provision is made, for a limited per- iod and under certain conditions, to further assist the low-cost home own- er to meet his municipal taxes dur- ing a three-year period. Under the new legislation the max- imum loan on the new arouse is 80 per cent. of the cost or appraised va- lue, Whichever is the lesser, and it may be for an amount ranging from 70 to 80 per cent of this value. This is true in, aril cases, excepting where the lending. value is $2,500 or less. For very modest, homes of this lower value the t•egis'latian is even mare generous, and the loan may be for a maximum of 90 per Dent of the lend- ing value or for an amount ranging between 50 and 90 per cent of this value. It must be noted that all National Housing Act loans are based on the "cost or appraised value, 'whichever is the lesser," and that this lesser amount is known as the "lending va- lue." Cost is the amount actually spent to produce the finished proper- ty; value is the worth of the proper- ty when completed. The owner's cost includes the cost. of the land, build- ing, architect's' fees, legal and other expenses neoessary to complete •the house. A large number of factors en- ter into arriving at the appraised ve- lue as distinct from the owner's cost, and a •brief outline of some of. these may assistthe prospective owner to follow those rules of procedure which will gain for him a satisfactory ap- praisal, equalling or closely approxi- mating his total poet. If the prospective borrower does not already own a building lot it would be wise to seek competent advice as to the location of the site for the new Thome. Many of the lending institu- tions keep detailed records of the growth of communities, and may be able to assist the applicant in this re- spect. Generally, the lot should not be in a declining section of the main- ioipal:ity and it should• be legally pro- tected from detrimental influendhes by zoning ordinances. Water, sewer, el- ectric and other services should be adjacent to the property. Sahool, church, eehoppi.ng and amusement cen- tres should be nearby without "being too close, and -in the larger centres tran_sportatlon service 'should be close at hand . Finally, the neighborhood chosen should be one made up of homes approximately "the same value as that which the borrower plane for hrimself, and the cost of the; lot must not be more than 20 per cent and pre- ferably net more than 10 per tenet of the amount whioh the owner plane to spend on the entire program. In planning the house, again cam- petent. advice should be obtained by the prospective home owner. It is advisable to engage an architect, but if one is not available very careful at- tention should be given by the bor- rower to the selection of a practical, and livable plan, designed to meet this real neees. The house should be suitable teethe site upon which .it is to be constructed, and, this should be kept in mind when choosing the l'ot. The exterior should be Pleasing, sim- ple and attractive, in line with the modern eimpldcity of design. A wise selection of` materials will ensure elow physical depreciation and should. reduce maintenance costs. The bor- rower should have a thorough under- standing of hie obligation to see that the house complies in all respects with the Minimum Stands of Construe, tion and Memorandum Specifications which have been established under the National Hou{ainig Act, and to which all houses mutt conform. Fin- ally, bids should be secured from rev- ennl competent builders enjoying a good reputation - a illong !those, for Mee- tor of HausRntg) whom they have built, in order that the beet !price may be obtained on the contract. If all these details are given care- ful• atu>d!y and consideration!, the cost will quite • likely be in line with. the lending value of the property and be satdsfaetory as the basis for the loan; apse, the property will not be subject to the rapid loss of value of unpro- tected and poorly ,canstructed houses. Gf late/met to the prospective exnall shouse builder and owner are the plana available enough the Housing Admin- istration These -are minimum cost houses „hanging in oust from $2,000 to $4,000, and provide foe one storey, one and one-half, and two storey hous- es. Sketches and data; are available on request to the Housing Adminis- tration, Department of Finance, Ot- tawa. As we have already noted, Nation- al housing Act Ioans may be for 70 to 80 per cent of the lending value, and in the case of very modest homes with a lending value of $2,500 or leas the loan may be from 50 to 90 per cent of tlhis value. The main factors in a determinattau. of this! percentage are the borrower's ability and willing- ness to meet hi obligations. It is quite obvious, for instance, that the applicant's past record of meeting his obligations will have a 'bearing in con- sidering thea risk of granting 'him a large 'percentage loan, and also (plat a bad credit record will make any loam, immovable. Theborrower's income and his probable future income will also be among the limiting factors taken in- to nto consideration when his loan appli- cation is being considered, A borrow- er "who wishes to build a home cost- ing more than he can afford should not expect to ,receive the maximum percentage loan on ads property, and in this connection experience would indicate that he should not spend an amount in excess of 2 to 2% times his yearly income as the total cost of his home. All National Housing Act loans are secured by amortized mortgagee Each mortgage provides for monthly pay- ments to cover 5 per trent interest on the loan, repayment of principal and the estimated annual taxes on the property. The retirement of principal is provided far in accordance with a standard amortization table at a ,rate sufficient, in the normal cane, to re- tire the full amount of the loan in 20 years. If, however, the borrower so desires, he may arrange for a larger monthly payment in order to retire his loan more quickly, say, in 10 or 15 years. The monthly payment required to fully amortize the loon in 20 years is $6.54 per thousand dollars of loan. A 15 -year amortization requires a pay- ment of $7:85, and a 10 -year amortiz- ation requires a payment of $10.55. The payment for taxes, which must be adicied to arrive at the total month- ly instalment, is one -twelfth the eati- mated annual taxes.. An illustration will clarify the man- nlr do which ,the monthly payment calculated. Suppose a property, � udin'g ho , lot, architectural, legal and other expenses, is to cost $3,000, and, that its aplsed value is about the same; an 80 per cent mortgage would involve a loan of $2,400` and. the equity, which the borrower would have to provide, either in the tonal of a lot, or cash', or both, would be *600- Assuming that the borrower Is to amortize the mortgage over : 20 Years, the monthly payment for prin- cipal and „interest wo>41t be 2.4 times $6.54, or $15:69. In one community the taxes on this house might be $48 a year. 'Therefore, the total monthly payn ent would be $15.69, plus $4, or $19.6x9.; iw another comanunity the tax- es Might be $721 and the ,monthly pay- ment would therefore be $21.69. • By adding one -twelfth the estinat- ed yearly taxeen on a $3,000 property' in his own comanunity to the interest and principal charge of $15.69, the• prospective borrower will' be able to calculate the approximate total monthly payment which would be re- quired on an 80 per cent loan on a property in his commouni+ty. By ad- justment of the factors he will also beable to determine the approximate payment required for a loan more or leas than $2,404)- For example, on a property with a lending value of $2,- 500, with a 90 per cent loan, tate enonthly payment would be 2.2-5 times $6.54, or $14.72, plus one -twelfth the estimated yearly taxes. The monthly payments are ,planned to commence after the 'house is com- pleted The monthly payments are planned to commence after the house is com- pleted. Where the total cost of the proper- ty including lot, buildings, architec- tural, legal and: other expenses neces- sary to complete thee property, does not exceed $4,000, the menthly cost during the first three years may be even less than ind'icate'd above. Pro- vided the municipality in which the house is being constructed .is coop- erating with the Dominion under Part III of the National Housing Act, and if tire /house is being built for an owner who will occupy it upon com- pletion, he may have 100 per cent of chis general real estate and school tax- es on the house paid for the first year in which the 'house is taxed, 50 per cent the second year, and 25 per cent the third year. The prospective home owner can determine if advantage is being taken by these tax payment facilities in his own municipality by inquiring at his local municipal offices, where applica- tions under Part III of the Act 'are handled. Briefly summarized, the procedure to be followed in financing the new home after you have determined how much you can afford to invest is as follows: 1. Fully acquaint yourself with the requirements, including thre. Minimum Standards of Construction aped Memc,r- andum Specifications which have been issued by the Housing Administnation and 'with which all houses to be fin- anced under the National Housing Act must comply. Borrowers must re- alize that it is their responsibility to see that these requirements are met. A QUIET, WELL CONDUCTED, CONVENIENT, MODERN 100 ROOM NOTEL-80 WITH DAM WRITE FOR FOLDER TAKE A DE LUXE TAXI FROM DEPOT OR WHARF -26a • 2. Be prepared to provide your equity of 10 to 30 per eeut of they lending value. No advance can bet made by the lending institution until the owner has Contributed his equity in the form of ae lot, cash, or both. 3. Write to one or more of the approved len.ding institutions, or ap- ply personally, with the purpose? of ascertaining which company may bei willing to make loans in your coaxa- munity. 4, Choose a suitable site in a. dis- trict protected from detrimental Wan- epees a -epees and satisfactory to the lenslling in,stitutioir. 5. Ohoose-your architect with care and •have your plans and specifica- tions prepared or use the stock plane available through the Housing Ad- ministration. 6. Consult your architect or lend- ing institution official in the selections of the builders whom you will employ, to construct your new home. 7. Tabulate the cost o8 the entire project .including (a) land, (b) house, (c) equipment, (d) arch'itect's fees, (e) financing cost. 8. Predent these figures to the lending institution and make formal application for a loam Be prepared to furnish the . is rifling institution with -all information es to costs, etc:, and also complete information aa to your ability to repay the loan. 9. Be prepared to grant the lend- ing institution sufficient time to check everything carefully and arrive at a decision. This will ordinarily take from a week to a month. 10. Do not start construction until your plans and specifications have been approved. Conditional approvale are not given and construction must not start prior to written approval, or the loan will not be granted-. 11. If the borrower follows these rules and is successful in obtaining a loan, he may be sure that be has done everything pessible to assure 4himself a satisfactory home. Mistress: "Marie, when you wait on the table tonight for my guests, please don't spill anything." Maid: "Don't you worry, ma'am; I never talk much_" __ • f.. AN APPRECIATED Setviee SERVICE in the implement field is no mere appendage or fancy trimming. Time and timeliness are the essence of success in most farming operations. Great Toss may be sustained by the farmer, during seeding and harvesting, through machine breakdowns caused by wear and a'tiderits, if parts are not readily available. It is then, that promptness in securing parts has a definite money value. -Massey-Harris has always taken a pride in the manner in which it has rendered Parts service,. Fit and quality may be taken for granted, for replacement parts'are identical with the originals. Its extensive selling organization, with focal dealers in practically every town across Canada, brings this service within easy reach of every farmer No matter, too, how old the machine bearing the name "Massey -Harris" may be, spare parts can always be obtained for it. • • Last Spring a farmer ordered a small part for a drill -he bought 30 years ago. 14o demand for many years far this part reiulfed in the paftem becoming destroyed; To make a new pattern and part cost $25.00, an expenditure willingly undertaken to preserve the Company's long and enviable record for service—although the port sold to the farmer for only 15c. MA EVER Y SEYHARRiS LOCAL DEALEP A SERVICE ST A 1 ION 4 fie a 3