THE OMATIA SUNDAY BEE: FEBRUARY fi. 1910.
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JIfiElY REAL ESTATE GOSSIP
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MANY NEW SUBURBAN HOMES
Pro pour it Farina; olliBh Thirteenth
Mreet Will Open I p 1'lrtnrraqne
Rrtldrnra District with
atoral Wooili.
That Omaha real estate Is on the move
was clearly shown last week when the
Reports for the month of January were
jmado up and It was found that the first
tnonih tills year had doubled the flrit
rrionth of lat year and that In January,
110, more real estate transform were rec
orded than In any month of the preced
ing, year. The total transfers for the
ionth amounted to $124,629, while the
amount for December, the largest month
lad year, ws $MltM:i4. The total trans
fers for the year I'M were 112,700.000, so
that the first month of this year was near
ly equal to the average of two months
last year. .
February la keeping up the gait and all
Indications point to a most active season
In real estate circles. All classes of prop
erty are moving, not only lots for resi
dences, but also the lots In the business
district.
Thomas II. Matter announced last week
that he would plat the HolYrga tract
west of Hanscom park and build some
beautiful honiPH, all In the came style of
architecture and yet all different. This
beautiful plot of ground, just across the
.. street from the park, has been used as
the Holdrege home for years. Mr. Hold
rege recently sold to Mr. Matters, who
lias rented the big house to John L. Ken-
, nedy. Mr. Kennedy sold his home at 40th
find Harney streets to George Wright, of
iji'ouncll Bluffs, who In turn has rented to
Mrs. John N. Baldwin. Mr. Kennedy ex
pects to build on his recently acquired
acreage fn Falracres.
The announcement of the 'Omaha &
Council Bluffs Street Railway company
.4Ntnt, would build out West Leavenworth
street as far as Klmwood park this season,
was welcome news to those llvlnsr ir that
section. The car now runs to the city
limits, but will open up a new residence
district beyond. Borne years ago the car
line extended out Ijeavenworth street as
far as the fair grounds, which were
abandoned when the state moved Its fair
to Lincoln. The company announces this
will be the second line It 'will build this
season and that work will commence with
the completion of the line which will run
across the O street viaduct and through
the stock yards to West L street. In
South Omaha. The company Is also con
templating the extension of the Farnam
Ij-'ct line out West Cuming street to
theclty limits.
The advent of the automobile Into the
social life of the country Is making its
enming felt In Omaha by permitting many
citizens to build country homes which
are more accessible to and from the city
In short time by the autos. Suburban
resldencos are springing up on all sides
of the city and the macadam roads are
being put to practicable use by the city
folks aa well ae the farmers. Omaha has
splendid drives leading out from the city
In all directions, even, a new route being
talked up to the south as far as Fort
Crook. The hillsides north of Florence
are becoming sprinkled with houses
and the West Dodge district Is becoming
dutte populous. Pressure Is being brought
to bear on the county to put some of the'
cross county roads In better -shape to
connect with the main avenues that lead
itrom the (jlty.
JOmahatuiWejVjiave I
been shoik-Jiat
jiay-lr,uone in winter In this inmate Vn
the way of building. Aft hough the wlnUj
tcr has been especially severe at times,
severel large structures have moved right
along .rearing their high walls to the
skys. The City National bank has made
the greatest progress from the laymen's
standpoint, as the steel was put up from
the busement to the top of the sixteenth
story during the winter. Borne progress
lias been made on the Douglas county
court house and the BrandeU theater
building has been made almost ready for
the opening, during the winter months,
l.ust week on several days there were
325 workmen on the theater and office
building. Several garages have been built
during the winter and work Is now pro
gressing favorably on several others,
the excavation for which was done during
yie winter month's.
Should the committee of South Thir
teenth street property owners succeed In.
securing assistance from the county com
missioners, city council of Omaha and the
Omaha Park board for paving South Thlr
, teentu street from Vinton street to the
' county line, where the street will connect
with the national boulevard to Fort
Crook, it will make one of the most at
tractive driveways In Douglas county.
I The national boulevard follows the crest
v of the hills from Missouri avenue to
Bellevue and Fort Crook, overlooking the
; Missouri valley for many miles. This
i boulevard la destined to become one of
Jilie most attractive suburban residence
district in the state, furnishing, as it
will, many handsome and picturesque
building sites.
The large roloniul home of William
Aycrigg on Thirty-third between Farnam
snd Dodge slreiHH, has been, sold to
Clement Chase, In style and finish the
house is counted among the fluent In
Omaha, The deal was made through
1-atha.m Davis.
CAISSON CRUSHES A WALL
Blir Freasnre from tract ore I'med in
Halldlns; Bank Too Much for
A. V. auiitk store.
I'ressure from a calsnun filled with
freshly laid cement, to have been a part
of the supports of the new City National
Dank building, pushed a hole Into a aide
wall of the A. F. Kmlth wholesale jew
elry house Friday arternoun, scattering ce
ment and concrete over the Interior of the
building. Damage will amount to about
I1.000.
A. V. Smith, the proprietor, and a num
ber ef employes were In the room, but
luckily cut of the range of the flying con
crete. The stock safes, which were stand
ing open, were poured full of cement, which
bad to be picked out by an expert before
the safes could be closed with their val
uable contents, evral empty show rases
were smashed and the whole Interior of the
room was splattered with the specks of
cement.
The caisson had been constructed against
the mail of the Jewelry house using it as
one of the four sides. The bricked walls
I roved too weak to stand the pressure of
the heavy mass of ceuivnt.
Workmen set about replacing the broken
wall and had repaired the damage to the
building by midnight.
I A Frlah
u 4 I billousnt'KS.
l;Ulckly overco
Frightful i:xierluee
malaria and cumttlpation
ly overcomo by taking IT. Kings
; K.w J. u Villa, wu. For sale by Beaton
Drug Ci
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V Fireplaces.
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Qa fireplace that will not smoke,
although there are thousands
alt over the country that are
constantly giving trouble.
To divert the greatest amount
ot heat into the room and still allow the
smoke to escape up the .chimney is not a
difficult problem if a few simple rules in
icgard to the construction of the chimney
thrttat are followed and the proper propor
tion t between the size of the flue and the
else t the fireplace opening maintained.
In trytag to obtain this result with the
greatest economy in fuel complications
First ofVill, the chimney should be built
sometimes Virlse with annoying results,
higher thairvthe nearby roof ridgeB,. and
there should be no tree branches hanging
over it to retird the draft. -There should
also be a separate flue for each fireplace,
with no stove connections into fireplace
flues. If the chimney is built on the out
side of the houie, having an outside wall
exposed to the feather, there should be a
double wall at the back, having a two
inch air space This will prevent the out
side brickwork from cracking when the
fireplace Is being used during cold weather.
The unsightly cracks so often seen on
the face of an outside chimney breast are
due to the fact that in cold weather, when
the fireplace Is being used, the brickwork
Is expanding on the Inside and contracting
on the outside under the opposing influ
ences of heat and cold. The shape ot the
fireplace makes considerable difference In
the amount of heat thrown out. Pplayed
sides reflect more heat into a room than
sides that are at right angles to the front
and back. An iron lining to the fireplace
will also reflect considerable heat, al
though It will last only a year or two
without being renewed.
The back of the fireplace should Incline
forward, starting at a point a little over
half way up the back of the fireplace;
the brick arch, either flat or segmental,
with a soffit underneath of about four
Inches, giving little surface forthe smoke
to etrlke against and reflect into the room.
The throat, long and narrow, should con
tract gradually to the center until it is of
the same width as the flue at the center,
and from there it can be& carried to eithor
side required In order to bring It alongside
of the flue coming from the basement
should there be one.
In no case should the flue arise directly
from one side of the fireplace, since this
would cause it to smoke on the opposite
side. The sectional area of the throat and
of the flue also, should be one-tenth the
area of the fireplace opening. For ex
ample, if the fireplace opening Is four feet
wide and two and one-half feet high, the
sectional area of the opening would be ten
square feet; this, divided by ten, gives a
flue twelve Inches square, and the throat
at its opening would be three inches by
forty-eight Inches, both throat and flue
having a sectional area of 144 square
Inches, or one-tenth the fireplace opening.
An important consideration Is the depth
of the fireplace. The distance from the
face of the fireplace to the fire brick back,
when intended to burn wood, should never
be less than eighteen lnchs; and fourteen
Inches for a coal grate. These are the
minimum depths; it is advisable, In either
case, to make them two Inches deeper. The
fireplace intended to burn oord wood,
slould be at least four feet six inches
wide. The dimension of fireplace open
lugs vary according to the design. They
are usually from thirty to forty-eight
Inches wide, eighteen Inches deep and from
twenty-four to thlrty-slx Inches high. In
: large ball rooms, club rooms, cafes, hotal
jailors, etc., they may greatly exceed
these dimensions, while a coal grate for a
bedroom or den may be much smaller.
In order to avoid frequeut repairs, and
msy mm SUILDER
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I ARTHVa-C-iLAVatM.' -ARCH T
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Getting Best Results in Home Building
..' ' .'"''.'', t ejrthar C, CUatcu, Architect.
MR. CLAUSEN'S BOOK
'The Art, Bolanc and Sentiment
of Homebuilding."
42 chapters, 203 illustrations and a
thousand facts on the planning and
designing of every kind of home. It
covers a wide range of subjects, in
cluding the planning of bungalows,
suburban and city homes, letting
contracts, choosing materials, proper
design of entrances, windows, fire
places, ete. Price, post paid. $1.00
A monthly supplement, "Practical
Homebuilding." sent gratis for
twelve months following the sale of
the book. 1
Address, Arthur O. Clausen, Arohi
teot, 1130-37-38 Xiumber Ssehaage,
Minneapolis, Minnesota,
also to lessen the danger of the floor tim
bers becoming Ignited by fire dropping
through cracks in the bricks, all fireplaces
should be lined with firebrick, and a tile
flue is much better than a cement plas
tered or a pointed up flue. Carry the tile
about, two inches above the chimney-cap,
so tha the water will not wash off the top
of the chimney into the flue. The writer
once saw a fireplace guaranteed not to
smoke. It was taken from a fireplace
that. was shown the writer as being made
by a veteran mason who had the reputa
tion of building fireplaces which never
smoked; and there Is no question but that
he is entitled to full credit on this point.
It would really be a difficult matter for a
fireplace so constructed to smoke. The
secrets In the construction of his flue was
the fact that he made no provision for de
flecting the heat, and provided a flue with
a sectional area of about one-third tho
fireplace opening. Since the latter Is nearly
four feet high and very wide on all his
fireplaces, there Ih no doubt but that Santa
Claus could easily make his way down
and out again through such a flue. From
a practical standpoint, however, a flue so
constructed Is not to be considered, since
neaily'ull the heat escapes with the smoke.
Of course, there is little heat obtained
from the side, the same as one would re
ceive from a bonfire built out-of-doors;
but the fuel In such a fireplace burns very
rapidly, and does not give off the amount
of host that it should in proportion to the
fuel consumed.
Another fireplace was shown the writer
aa having been constructed on scientific
principles, and the owner could not xee
why it was that it smoked. In the first
place, the soffit of the brick arch In front
waa eight Inches wide. This alone would
deflect some smoke into the room. Then,
the back of the fireplace waa curved In
such a manner that the smoke would
naturally be deflected forward, requiring
what little would go up the chhuney to
make a right-angle turn in doing so.
Many fireplaces smoke, but tho remedy
In most cases Is very simple. The common
cause Is the clogging up of the chimney,
during the construction, with rubbish.
Often a small piece of board will be dropped
In it and, lodging at an angle In the
chimney, prove a hindrance to the draft
until a brick or stone I dropped down
from above to loosen and dislodge It.
Another common cause of smoking Is the
damper used in the throat The sliding
damper, which, when op-u, still rloseo
half of the throat with its metal parts,
should never be used. The damper when
open should leave the entire throat free
and unobstructed. There are several dam
pers in the market thai accomplish tills
easily, some of them being controlled from
the outside. There should always be a
damper in the fireplace throat, since there
are times when it is desirable to close up
the passageway. In some parts ot the
country, it be been observed that mos
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quitoes make tholr way down the opening
In the fireplace. When some kind of a
damper is provided, this is prevented.' The
best kind of" damper Is one that Is con
structed to regulate the draft according to
the amount of tire needed.
.The hearth of the fireplace should ex
tend sixteen or twenty-four inches into
the room, and It should be level with the
floor. Unless this la specified, the mason
will probably build it about half an
inch higher, which- will necessitate a mold
ing to break the Joint. Then, when the
hearth is flush with the flour, any debris
made while building the fire (and there is
almost sure to be some) may easily bo
swept into the fire.
The beet hearths are constructed of brlok
laid on -edge, but satisfactory ones may be
made with the brick used flat side up, In
which case only about half as many bricks
will be needed. The "herring bone" pattern
Is one of the most popular constructions
for hearths.
I
TOTAL BUILDING FOR JANUARY
Operations Show Increase, bat
Not Come Up to Contractors'
' Expectations.
Do
Building operations for January, 1910, are
not up to the expectations, as shown by
official reports from some fifty cities
throughout the United States and compiled
by The American Contractor, Chicago. The
aggregate gain over January, im is a
trifle over 5 per cent and title may be
ascribed to the severe weather which pre
vailed during the month. Thirty cities
show a gain over January, 1903, from
10 M per cent, and twenty-two show a
loss of from & to 89 per cent. The gains
over 60 per cent are: Baltimore, 183; Dallas,
Si; Des Moines, 123; Duluth, 100; Indiana
polis, 60; Louisville, 104; Dos Angeles, 178;
Minneapolis, 60; Memphis. 486; Mobile, 118;
Salt Lake City, 139. The particulars are
shotvn in the following tab!:
j fa (1
cm AAbta r ckjv CHAAben
M !BnMHSMS ywwJ U ajnaJL
T I t
I cis
Ei CtAMtlfcft
W 19-ft H IH B CMAAMbttt
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January, January,
1810. 19i)9. PerCent.
City. Cost. Cost Galn.LofS
Atlanta $ 4itU7T 665,779 .. 28
Baltimore- 76.8no i K70,3ii9 103
Birmingham .... 1H9.X4X 220.ttrf .. 22
Bridgeport 87.35 . 113,720 ., 89
Buffalo 41H, &5S,W ,. U
Chicago 6,0M,J00 8,377.700 ,. 2
Cleveland SHl.Sf iiXMi .. 38
Chattanooga .... F,7,0t5 M.W3 11
Cincinnati 30H.915 2W.710 4
Columbus 7.2i3 KO.iOl .. 44
Dallas Svn.frtt 4,fiM 84
Denver 449.300 691,475 .. 36
Des Moines 01,334 27.475 128
Detroit 720.150 7W.1W) .. I)
Duluth 97.2-'5 4H.420 14X1
Orand ItupldH.. S.7 W.MO ' .. 29
Hartford lOO.lfvS 93.925 6 ..
Indianapolis .... 277.M5 17K.M0 65
Kannas City.... 643,876 433.730 25
Louisville 271.966 132,830 104
Los Angeles.... 1.76S.431 64i,0(7 178
Little Rock K6.SN0 74.13H 17
Manchester .... 79,6.10 7t,401 .. S9
Milwaukee ISO IMS 238,541 .. 24
Minneapolis .... &!.'." 877,840 69
Memphis 1,294, 12 JaOSTl 4H
Mobile 84.2-iO 3V' U8
New Haven JO4.015 17fii0 .. 40
Newark 4x2,877 ii30.O9O .. 22
New Orleans.... 817,508 216,559 40
Manhattan .... 7,281.470 7,921,433 I ..
Brooklyn 1.918. f 8,aM.h7H .. 47
Bronx J.6b6,460 8.J14.57S .. 16
I
New York ll,Wil.8.W 1429.6X4 1
Oakland, Cal.... 2!i7.8 6-VT777 .. 46
Omaha 2N7.638 J77.J50 4
Philadelphia 1,131.775. l,77,02i 27
Peterson 147. 037 111, 82 81
Pittsburg 670.926 6X4.614 .. IS
Portland, Ore... 624.110 431.415 44
Rochester ...... 2:0.A46 2IS.IM 84
St. Paul - S54.5H3 25.676 24
Kt. LulS !4il0iO 1.124.21 2
Han Antonio...,. 199.1fT 307, 8u6 ,, SS
Scranton 9a,7tt 4:'X,12 .. 76
Seattle 1.274.975 bfltU 46
Spokane 8,195 275,lii9 8 ,.
Halt Lake City. &T,40 875.100 139
Tulodo 84.760 110 127 .. 12
Tacoma 118,844 l!)3.1aT6 41
Worcester 81.646 145, 9 .. 44
Wilkes-Barre .. 70,824 b,M It)
Total 837,18,614 tO,lv7,H4 "l 7
Ethics of the Real Estate Business
Some Rnlei of Conduct for Detlen and Points of Difference that Oc
casionally Arise Relations of Ag-ents in Dealing Between Theniselyes
and with the Bayers and Sellers Things One May or May Not Do.
The Omaha Real Estate exchange has
been listening during the (Winter to a num
ber of papers from Its members dealing
with various points connected with the
business. The one recently read by Mr.
C. F. Harrison on "Real Estate Ethics."
follows:
In this paper I have attempted to answer
few" simple questions that are common
to all of us and make no attempt to lay
down general rules governing the relations
of real estate agents. I have purposely
refrained from any discunnlon of the rela
tion of the reel estate agent to his client,
except as it Is Incidental, for the reason
that another of our members Is to present
a paper upon that branch of real estate
ethics. A number of questions have been
asked by members and an answer to these
questions practically covers all the points
which I will try to discuss.
It one agent learns that a piece of real
estate Is for sale by seeing the sign of
another on it, has the first agent the right
to go to the owner and get the sale of the
property direct? Answer Yes, for the sim
ple reason that an agent's sign on prop
erty does not mean that the agent has
exclusive sale of the property. The only
way for an agent to protect himself is to
have a contract with tho owner, giving
him the exclusive right to offer the prop
erty. The answer would be the same If
one agent learned that the property was
for sale through an advertisement of an
other agent. Home of my friends have
questioned my opinion on this niatter,-but
I am sure a little consideration will show
anyone that this Is the only safe course
for the second agent to pursue. To take
a practical case, suppose that Agent A
had his sign up on a piece of property
which Agent B wished to buy. Agent A
is not sole agent, but Agent C also has
the right to sell the property. While Agent
B Is negotiating for the property through
Agent A, Agent C sells it to another party,
which he has a. right to do. Agent B not
only loses his commission, but is put In an
embarrassing situation because his clelnt
has made arrangements to purchase the
property in good faith and Is disappointed
because what Agent B offers him, he can
not deliver. It Is very plain also that the
case would be entirely different it there
was a rule among agents to put no signs
upon property or advertise it unless the
property was in their hands exclusively.
I understand that In Missouri it is a mis
demeanor for an agent to offer property
unless he has the sale ot it from the owner
in writing.
Another agent has a case of this kind.
An outside agent sends him a printed list
of descriptions of properties and lands. On
examining the list, this agent finds that
some of these lands are his own, or lands
which he exclusively represents. He asks
what ' Is his relation ta the outside agent
offering tho property to him.'
This brings up the question which might
as well be considered now, whether an
agent should always offer -original lists or
whether he has the -right to select the
property second hand from other agents'
lists, then present them to the public or
to other agents. This question also in
volves another mofe important one, namely:
How far is the agent bound in good faith
to recognize any list that is referred to
him by another agent when later, without
solicitation on his part, this same property
Is referred to him by the owner direct:
This also suggests another Interesting
matter: How far is an 'agent, tiound ; in
good faith of hla fellow agents not to sell a
piece ot property to a customer,' because
he", knows that the property has already
been offered to that customer by another
agent. Tou will note that these agencies,
sub agencies, second-hand lists and general
offering of properties to customers lead
to a good deal of difficulty in adjusting
the ethics of the commission.
Going back to the first point, namely,
should an agent refer to his fellow agents
and to the public, lists that are not orig
inal, I would say it would avoid much
difficulty if an agent only referred to other
agents and to the public, his own original
lists, but I have no fault to find with the
praotlce of one of our best agents, who
frequently advertises a list of bargains
that are, in many cases, second hand, as
far as he himself Is concerned, and yet
by means of which, he makes very desir
able sales. In this way, the agent rein
forces by his personal opinion the valuo
of. a bargain of another agent and I see
no objection to it from a standpoint ot
real estate ethics. This course, however,
may lead to difficulty in some cases in
the adjustment of the commission.
Referring to the second point, is an agent
bound to refrain from selling a customer
because he knows that the property has
already been referred to him by a fellow
agent? Considering the frequent, general
presentation of property to customers, that
is, where the agent takes his customer all
over the city and points out practically
everything that is on the market, in a gen
eral way, It would be hardly proper to
say that, because one agent had shown the
customer the whole town or all that part
of it that was for sale of a certain char
acter that no other agent could single out
a piece of property and sell this customer,
because he had already, in a general way,
been offered the property. The better
opinion, I think, would be that any agent
should be allowed to sell any customer he
could, not being restricted from making a
sale because the customer had, In a general
way, seen the property before. I have a
client who has taken the position as a
customer that he owes no obligation to an
agent, because that agent simply. In a
general way, shows him a piece of prop
erty, but he has the right to buy that prop
erty from any agent who really singles his
attention upon .it, and leads him to pur
chase It. This Is undoubtedly the only
rule In the matter. You can see, however,
how the ethics of a case of this kind shade
Into what might be called the courtesies
between fellow agents. While It would be
proper for me to sell another agent's cus
tomer If the customer Is willing to buy of
me, though I knew that the other agent
had really laid the foundation for the sale,
yet it would not be courtesy for me to do
so. I think It would not be discourteous
to sell a customer who had been shown
the whole city or all properties of a cer
tain character In the whole city without
having his special attention called to oue
particular piece of property.
Another nice question lies very closely to
what I have already discussed; namely,
how far am I bound to divide commission
with another agent who has suggested to
me a property which later, without solici
tation on my part, comes to nut direct
from the owner. A moment's consideration
will shew that the holding of an agent to
a division of a commission. If the same
could be done, simply by suggesting to
him a property might lead to unfairness
and difficulty. Take an example like this:
I am known; to be close to a certain cus
tomer and that If he buys a certain puce
of property he is likely to buy It through
me. Another agent knows this also and
In order to forstall me from taking the
property up with the owner he oomes to
me and presents It to me, expecting that
I v. Ill sell It to my customer and that
there will be a division of the commlaulon
by roason of bis bringing It to me before I
hnd It direct from the owner. Or the case
might be aggravated still more by an
agent preventing to me all the possible
purchases that my customer might moke
so that I would be obliged to shore tn
commission because of this priority of the
agent suggesting the property. 1 have a
very good friend w ho frequently says to
me, "Ple:ise ilo not embarrass me by tell
ing mo about that property," meaning by
that that if I should tell him ot the prop
erty he would not then be quite so free to
get the property direct, a thing which he
really would prefer to do. You will see
by these nice questions that ethics shade
into courtesy and that only a desire to
do the light thing by your fellow agent
rather than. a rule can properly govern
you.
Another question Is like this: An agent
has a customer who buys a lot through
him from another agent and afterward
the same customer buys other lots from
the second agent without the first agent's
Intervention. Should the first agent be
paid a commission on the later sales?
Answer No. For the simple reason that
there must be a stopping point and If the
first agent could claim commission for oil
the lots fold to his customer without be
ing limited to time or to number It Would
be impossible to know when It was safe to
sell a customer for fear some agent would
moke claim to half the commission.
Another asks what Is the proper attitude
to an agent who comes with a customer
and pounds the price. Should you pay a
man for beating you ddVn? The answer
would look plain no and yet tha fact Is
that this Is constantly done by agents. I
remember a large property owner here who
used to strongly object, as he said, to pay
ing agents for beating down his price. Yet
In those days when this was done there
would have been very little property sold
If the agent had not pounded the price.
An agent should have some regard for the
iiiaii who U paying hlrn for his services,
and yet It is difficult to say where the line
should be drawn as to his right to Ret
the price reduced In order to make a sale.
Another presents a very Interesting actual
experience as follows: Agent No. 1 had
property on which the price waa 120,000.
Agent No. I had a customer to buy the
property who offered $18,000. The first
agent said that that would not be con
sidered. That nothing would be considered
less than 820,000. No. 2 asked if he got
his customer up to 819,000 would the other
agent submit It, He said no. Agent Nv.
S got his customer to offer 119,000. The
first agent said It was no use, he would
not submit It. Later the customer and the
agent got together. The customer sub
mitted the 819,000 and. the agent submitted
it to the owner. The owner accepted It.
This involves the point whether an agent
who has charge of a piece of property is
obliged to give to another agent the most
favorable terms and tbe best opportunity
to buy it or whether he has a right to hold
the second agent to a higher price and
harder terms than he would seek to get
if the' business waa being done by him
direct with the customer. This also In
volves the question whether an agent Is
obliged to divide commission with another
agent on a piece ot property that he was
sure tie could sell himself. This is another
case where tye ethics of the business shade
Into the courtesy of the business. I see no
reason why an agent who is very sure
that he can sell a piece of property him
self should give It to another agent to sell,
or, If applied to, should allow another
agent to offer It I think the frank way
Do Not Paint Your
Frame House
but cover it with Cement Horlar
on Expanded fJletal Steel Lath
over the weather boarding.
The process is not expensive and
makes the house cooler in summer and
wanner in winter.
The saving in paint, fuel and repairs
will soon pay the cost.
It will give you in appearance a new,
fashionable house in lieu of an old one.
Any good plasterer can do the work.
Consult your architect.
For full particulars, address
NORTHWESTERN EXPANDED METAL CO.
82 Van Buren Street, Chicago.
To Street Car Passengers
Our conductors and motonnen are required to bo polite
and courteous towards passengers at all times, und we will
appreciate it if passengers will report to us any discourtesy
or incivility, being careful to give us badge number, or cur
number, as well as date and time of day. At the tame time
it is suggested that if passengers treat conductors and
motormen with respect and courtesy, it will be easier for
them to be courteous. A little patience and forbearance on
both sides will result in pleasanter relations between pas
sengers and employes.
OMAHA & COUNCIL BLUFFS
STREET RAILWAY COMPANY
would be to say to the othr agent, "The
property is a sine seller and I do hot
carf to divide commission on It. If you.
however, ran g't me a net offer, so I
lll have my full rommisslnn. go ahead."
That probably would deter the other agent
from trying In sell, because hi customer
oulil practically be paying nn extra com
mission. The discussion of the question.' which
you have asked me to annner you can see
involve a good deal of real estate ethics
and real estate courtesy. 1 will add only
one suggestion on my own motion, namely,
how far Is one agent obliged t disclose
the entire offer which he may have for a
piece of iroxrty. Is the agent obliged,
under reel estate ethics.' If a party offers
a certain stint for a plnce of property to
offer that full sum to the other agent or
Is It proper for him to make a less offer
to the other agent on the theory that the
other axent If he offers a certain price
will want more and If he offers a less
price, the other party would then be will
ing to take the price he is willing to give.
This 4s another case like the one of
pounding the price of the owner In order
to get the sl through and then charging
him for doing the pounding. If there was
no trimming back and forth, it would be
better to offer the full price and be done
with It, but In view ot the fact that It Is
human nature for a ir.an to want some
thing off when he la buying and to get a
little more than the man offers, when he
Is selling, this method of trading will per
haps proceed to the end of time and prob
ably ought not to be forbidden.
A a last word, however, on the whole
subject of ethics I do not think I can do
better than refer you Jo the biblical In
junction, "Use few words In buying and
selling, let your ea be yea and your nay
be nay. C. F. II.
COLONEL C. FANNING TAKES
GIBRALTAR ROCK BY STORM
Postal Cards Convey Information that
Tarty Boosts Omaha lo
the World.
Colonel Charles E. Fanning has sent to
Omaha friends cards giving hints of his
progress about the old world. One card,
carrying a picture of the Rock of Gibraltar
says: "This is a great fort, said to be ab
solutely Impregnable, but we took It by
storm. Omaha people Joyously welcomed
everywhere. Hero they opened fire from
all, batteries as soon as we landed. It was
noisier than the. Imhlman club on election
night with the mayor ot Sheeley making
a speech."
John McDonald, who Is with Colonel
Fanning, writes to Boss Flynn:
"Fanning hasn't had his uniform on yet.
Arriving at Gibraltar, wo almost had him
Into It, but he weakened at the last minute.
He promises now to wear the outfit In
Egypt, but I am not betting on It. Fanning
Is the most homesick man I ever saw;
Just like a kid. To hear him talk, those
folks will get the Idea that Omaha is the
greatest place In the world, running's
boosting proclivity Is the only redeeming
feature ot his companionship. Am afraid
he won't use up all his ticket, but cut for
home as soon as we strike some port where
ships are leaving for America.
' "When we were visiting the lighthouse
and wireless plant on Europe's Point at
Gibraltar, he wanted to blow himself for
a message to The Bee and the Dahlman
club. We had to throw hlin down and
take his money away from him; and the
struggle almost killed Metz."
I ,
Reflections ot si Bachelor.
When a man Isn't Judged by his money
it's by his clothes.
It takes so long to save up a little money
we try to spend it as quick as we ran.
. Most men would rather be the chief per
former in a freak show than a good
example.
Women have such a good Influence nn
a man It Is astonishing It doesn't seem
to do him any good.
Most everybody knows how to do some
one thing If ho wasn't so busy trying to
do a lot of others he doesn't know how.
New York Press.
J