Suppose that the government decided that jalopies were a menace to public safety and a blight on the beauty of our highways, and therefore took them away from their drivers. Suppose, then, that to replenish the supply of automobiles, it gave these drivers a hundred dollars each to buy a good used car and also made special grants to General Motors, Ford, and Chrysler to lower the cost—although not necessarily the price—of Cadillacs, Lincolns, and Imperials by a few hundred dollars. Absurd as this may sound, change the jalopies to slum housing, and I have described, with only slight poetic license, the first fifteen years of a federal program called urban renewal.

Since 1949, this program has provided local renewal agencies with federal funds and the power of eminent domain to condemn slum neighborhoods, tear down the buildings, and resell the cleared land to private developers at a reduced price. In addition to relocating the slum dwellers in “decent, safe, and sanitary” housing, the program was intended to stimulate large-scale private rebuilding, add new tax revenues to the dwindling coffers of the cities, revitalize their downtown areas, and halt the exodus of middle-class whites to the suburbs.

For some time now, a few city planners and housing experts have been pointing out that urban renewal was not achieving its general aims, and social scientists have produced a number of critical studies of individual renewal projects. These critiques, however, have mostly appeared in academic books and journals; otherwise there has been remarkably little public discussion of the federal program. Slum-dwellers whose homes were to be torn down have indeed protested bitterly, but their outcries have been limited to particular projects; and because such outcries have rarely been supported by the local press, they have been easily brushed aside by the political power of the supporters of the projects in question. In the last few years, the civil rights movement has backed protesting slum-dwellers, though again only at the local level, while rightists have opposed the use of eminent domain to take private property from one owner in order to give it to another (especially when the new one is likely to be from out-of-town and financed by New York capital).

Slum clearance has also come under fire from several prominent architectural and social critics, led by Jane Jacobs, who have been struggling to preserve neighborhoods like Greenwich Village, with their brownstones, lofts, and small apartment houses, against the encroachment of the large, high-rise projects built for the luxury market and the poor alike. But these efforts have been directed mainly at private clearance outside the federal program, and their intent has been to save the city for people (intellectuals and artists, for example) who, like tourists, want jumbled diversity, antique “charm,” and narrow streets for visual adventure and aesthetic pleasure. (Norman Mailer carried such thinking to its farthest point in his recent attack in the New York Times Magazine on the physical and social sterility of high-rise housing; Mailer's attack was also accompanied by an entirely reasonable suggestion—in fact the only viable one that could be made in this context—that the advantages of brownstone living be incorporated into skyscraper projects.)

But if criticism of the urban renewal program has in the past been spotty and sporadic, there are signs that the program as a whole is now beginning to be seriously and tellingly evaluated. At least two comprehensive studies, by Charles Abrams and Scott Greer, are nearing publication, and one highly negative analysis—by an ultra-conservative economist and often irresponsible polemicist—has already appeared: Martin Anderson's The Federal Bulldozer.1 Ironically enough, Anderson's data are based largely on statistics collected by the Urban Renewal Administration. What, according to these and other data, has the program accomplished? It has cleared slums to make room for many luxury-housing and a few middle-income projects, and it has also provided inexpensive land for the expansion of colleges, hospitals, libraries, shopping areas, and other such institutions located in slum areas. As of March 1961, 126,000 dwelling units had been demolished and about 28,000 new ones built. The median monthly rental of all those erected during 1960 came to $158, and in 1962, to $192—a staggering figure for any area outside of Manhattan.

Needless to say, none of the slum-dwellers who were dispossessed in the process could afford to move into these new apartments. Local renewal agencies were supposed to relocate the dispossessed tenants in “standard” housing within their means before demolition began, but such vacant housing is scarce in most cities, and altogether unavailable in some. And since the agencies were under strong pressure to clear the land and get renewal projects going, the relocation of the tenants was impatiently, if not ruthlessly, handled. Thus, a 1961 study of renewal projects in 41 cities showed that 60 per cent of the dispossessed tenants were merely relocated in other slums; and in big cities, the proportion was even higher (over 70 per cent in Philadelphia, according to a 1958 study). Renewal sometimes even created new slums by pushing relocatees into areas and buildings which then became overcrowded and deteriorated rapidly. This has principally been the case with Negroes who, both for economic and racial reasons, have been forced to double up in other ghettos. Indeed, because almost two-thirds of the cleared slum units have been occupied by Negroes, the urban renewal program has often been characterized as Negro clearance, and in too many cities, this has been its intent.

Moreover, those dispossessed tenants who found better housing usually had to pay more rent than they could afford. In his careful study of relocation in Boston's heavily Italian West End,2 Chester Hartman shows that 41 per cent of the West Enders lived in good housing in this so-called slum (thus suggesting that much of it should not have been torn down) and that 73 per cent were relocated in good housing—thanks in part to the fact that the West Enders were white. This improvement was achieved at a heavy price, however, for median rents rose from $41 to $71 per month after the move.

According to renewal officials, 80 per cent of all persons relocated now live in good housing, and rent increases were justified because many had been paying unduly low rent before. Hartman's study was the first to compare these official statistics with housing realities, and his figure of 73 per cent challenges the official claim that 97 per cent of the Boston West Enders were properly re-housed. This discrepancy may arise from the fact that renewal officials collected their data after the poorest of the uprooted tenants had fled in panic to other slums, and that officials also tended toward a rather lenient evaluation of the relocation housing of those actually studied in order to make a good record for their agency. (On the other hand, when they were certifying areas for clearance, these officials often exaggerated the degree of “blight” in order to prove their case.)

As for the substandard rents paid by slum-dwellers, this is true in only a small proportion of cases, and then mostly among whites. Real-estate economists argue that families should pay at least 20 per cent of their income for housing, but what is manageable for middle-income people is a burden to those with low incomes who pay a higher share of their earnings for food and other necessities. Yet even so, Negroes generally have to devote about 30 per cent of their income to housing, and a Chicago study cited by Hartman reports that among non-white families earning less than $3,000 a year, median rent rose from 35 per cent of income before relocation to 46 per cent afterward.

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To compound the failure of urban renewal to help the poor, many clearance areas (Boston's West End is an example) were chosen, as Anderson points out, not because they had the worst slums, but because they offered the best sites for luxury housing—housing which would have been built whether the urban renewal program existed or not. Since public funds were used to clear the slums and to make the land available to private builders at reduced costs, the low-income population was in effect subsidizing its own removal for the benefit of the wealthy. What was done for the slum-dwellers in return is starkly suggested by the following statistic: only one-half of one per cent of all federal expenditures for urban renewal between 1949 and 1964 was spent on relocation of families and individuals; and 2 per cent if payments are included.

Finally, because the policy has been to clear a district of all slums at once in order to assemble large sites to attract private developers, entire neighborhoods have frequently been destroyed, uprooting people who had lived there for decades, closing down their institutions, ruining small businesses by the hundreds, and scattering families and friends all over the city. By removing the structure of social and emotional support provided by the neighborhood, and by forcing people to rebuild their lives separately and amid strangers elsewhere, slum clearance has often come at a serious psychological as well as financial cost to its supposed beneficiaries. Marc Fried, a clinical psychologist who studied the West Enders after relocation, reported that 46 per cent of the women and 38 per cent of the men “give evidence of a fairly severe grief reaction or worse” in response to questions about leaving their tight-knit community. Far from “adjusting” eventually to this trauma, 26 per cent of the women remained sad or depressed even two years after they had been pushed out of the West End.3

People like the Italians or the Puerto Ricans who live in an intensely group-centered way among three-generation “extended families” and ethnic peers have naturally suffered greatly from the clearance of entire neighborhoods. It may well be, however, that slum clearance has inflicted yet graver emotional burdens on Negroes, despite the fact that they generally live in less cohesive and often disorganized neighborhoods. In fact, I suspect that Negroes who lack a stable family life and have trouble finding neighbors, shopkeepers, and institutions they can trust may have been hurt even more by forcible removal to new areas. This suspicion is supported by another of Fried's findings—that the socially marginal West Enders were more injured by relocation than those who had been integral members of the old neighborhood. Admittedly, some Negroes move very often on their own, but then they at least do so voluntarily, and not in consequence of a public policy which is supposed to help them in the first place. Admittedly also, relocation has made it possible for social workers to help slum-dwellers whom they could not reach until renewal brought them out in the open, so to speak. But then only a few cities have so far used social workers to make relocation a more humane process.

These high financial, social, and emotional costs paid by the slum-dwellers have generally been written off as an unavoidable by-product of “progress,” the price of helping cities to collect more taxes, bring back the middle class, make better use of downtown land, stimulate private investment, and restore civic pride. But as Anderson shows, urban renewal has hardly justified these claims either. For one thing, urban renewal is a slow process: the average project has taken twelve years to complete. Moreover, while the few areas suitable for luxury housing were quickly rebuilt, less desirable cleared land might lie vacant for many years because developers were—and are—unwilling to risk putting up high- and middle-income housing in areas still surrounded by slums. Frequently, they can be attracted only by promises of tax write-offs, which absorb the increased revenues that renewal is supposed to create for the city. Anderson reports that, instead of the anticipated four dollars for every public dollar, private investments have only just matched the public subsidies, and even the money for luxury housing has come forth largely because of federal subsidies. Thus, all too few of the new projects have produced tax gains and returned suburbanites, or generated the magic rebuilding boom.

Anderson goes on to argue that during the fifteen years of the federal urban renewal program, the private housing market has achieved what urban renewal has failed to do. Between 1950 and 1960, twelve million new dwelling units were built, and fully six million substandard ones disappeared—all without government action. The proportion of substandard housing in the total housing supply was reduced from 37 to 19 percent, and even among the dwelling units occupied by non-whites, the proportion of substandard units has dropped from 72 to 44 per cent. This comparison leads Anderson to the conclusion that the private market is much more effective than government action in removing slums and supplying new housing, and that the urban renewal program ought to be repealed.

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It would appear that Anderson's findings and those of the other studies I have cited make an excellent case for doing so. However, a less biased analysis of the figures and a less tendentious mode of evaluating them than Anderson's leads to a different conclusion. To begin with, Anderson's use of nationwide statistics misses the few good renewal projects, those which have helped both the slum-dwellers and the cities, or those which brought in enough new taxes to finance other city services for the poor. Such projects can be found in small cities and especially in those where high vacancy rates assured sufficient relocation housing of standard quality. More important, all the studies I have mentioned deal with projects carried out during the 1950's, and fail to take account of the improvements in urban renewal practice under the Kennedy and Johnson administrations. Although Anderson's study supposedly covers the period up to 1963, much of his data go no further than 1960. Since then, the federal bulldozer has moved into fewer neighborhoods, and the concept of rehabilitating rather than clearing blighted neighborhoods is more and more being underwritten by subsidized loans. A new housing subsidy program—known as 221(d) (3)—for families above the income ceiling for public housing has also been launched, and in 1964, Congress passed legislation for assistance to relocatees who cannot afford their new rents.

None of this is to say that Anderson would have had to revise his findings drastically if he had taken the pains to update them. These recent innovations have so far been small in scope—only 13,000 units were financed under 211(d)(3) in the first two years—and they still do not provide subsidies sufficient to bring better housing within the price range of the slum residents. In addition, rehabilitation unaccompanied by new construction is nearly useless because it does not eliminate overcrowding. And finally, some cities are still scheduling projects to clear away the non-white poor who stand in the path of the progress of private enterprise. Unfortunately, many cities pay little attention to federal pleas to improve the program, using the local initiative granted them by urban renewal legislation to perpetuate the practices of the 1950's. Yet even with the legislation of the 1960's, the basic error in the original design of urban renewal remains: it is still a method for eliminating the slums in order to “renew” the city, rather than a program for properly rehousing slum-dwellers.

Before going into this crucial distinction, we first need to be clear that private housing is not going to solve our slum problems. In the first place, Anderson conveniently ignores the fact that if urban renewal has benefited anyone, it is private enterprise. Bending to the pressure of the real-estate lobby, the legislation that launched urban renewal in effect required that private developers do the rebuilding, and most projects could therefore get off the drawing board only if they appeared to be financially attractive to a developer. Thus, his choice of a site and his rebuilding plans inevitably took priority over the needs of the slum-dwellers.

It is true that Anderson is not defending private enterprise per se but the free market, although he forgets that it only exists today as a concept in reactionary minds and dated economics texts. The costs of land, capital, and construction have long since made it impossible for private developers to build for anyone but the rich, and some form of subsidy is needed to house everyone else. The building boom of the 1950's which Anderson credits to the free market was subsidized by income-tax deductions to homeowners and by F.H.A. 2nd V.A. mortgage insurance, not to mention the federal highway programs that have made the suburbs possible.

To be sure, these supports enabled private builders to put up a great deal of housing for middle-class whites. This in turn permitted well-employed workers, including some non-whites, to improve their own situation by moving into the vacated neighborhoods. Anderson is quite right in arguing that if people earn good wages, they can obtain better housing more easily and cheaply in the not-quite-private market than through urban renewal. But this market is of little help to those employed at low or even factory wages, or the unemployed, or most Negroes who, whatever their earnings, cannot live in the suburbs. In consequence, 44 per cent of all housing occupied by non-whites in 1960 was still substandard, and even with present subsidies, private enterprise can do nothing for these people. As for laissez faire, it played a major role in creating the slums in the first place.

The solution, then, is not to repeal urban renewal, but to transform it from a program of slum clearance and rehabilitation into a program of urban rehousing. This means, first, building low-and moderate-cost housing on vacant land in cities, suburbs, and new towns beyond the suburbs, and also helping slum-dwellers to move into existing housing outside the slums; and then, after a portion of the urban low-income population has left the slums, clearing and rehabilitating them through urban renewal. This approach is commonplace in many European countries, which have long since realized that private enterprise can no more house the population and eliminate slums than it can run the post office.

Of course, governments in Europe have a much easier task than ours in developing decent low-income projects. Because they take it for granted that housing is a national rather than a local responsibility, the government agencies are not hampered by the kind of real-estate and construction lobbies which can defeat or subvert American programs by charges of socialism. Moreover, their municipalities own a great deal of the vacant land, and have greater control over the use of private land than do American cities. But perhaps their main advantage is the lack of popular opposition to moving the poor out of the slums and into the midst of the more affluent residents. Not only is housing desperately short for all income groups, but the European class structure, even in Western socialist countries, is still rigid enough so that low-and middle-income groups can live near each other if not next to each other, and still “know their place.”

In America, on the other hand, one's house and address are major signs of social status, and no one who has any say in the matter wants people of lower income or status in his neighborhood. Middle-class homeowners use zoning as a way of keeping out cheaper or less prestigious housing, while working-class communities employ less subtle forms of exclusion. Consequently, low-income groups, whatever their creed or color, have been forced to live in slums or near-slums, and to wait until they could acquire the means to move as a group, taking over better neighborhoods when the older occupants were ready to move on themselves.

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For many years now, the only source of new housing for such people, and their only hope of escaping the worst slums, has been public housing. But this is no longer a practical alternative. Initiated during the Depression, public housing has always been a politically embattled program; its opponents, among whom the real-estate lobby looms large, first saddled it with restrictions and then effectively crippled it. Congress now permits only 35,000 units a year to be built in the entire country.

The irony is that public housing has declined because, intended only for the poor, it faithfully carried out its mandate. Originally, sites were obtained by slum clearance; after the war, however, in order to increase the supply of low-cost housing, cities sought to build public housing on vacant land. But limited as it was to low-income tenants and thus labeled and stigmatized as an institution of the dependent poor, public housing was kept out of vacant land in the better neighborhoods. This, plus the high cost of land and construction, left housing officials with no other choice but to build high-rise projects on whatever vacant land they could obtain, often next to factories or along railroad yards. Because tenants of public housing are ruled by a set of strict regulations—sometimes necessary, sometimes politically inspired, but always degrading—anyone who could afford housing in the private market shunned the public projects. During the early years of the program, when fewer citizens had that choice, public housing became respectable shelter for the working class and even for the unemployed middle class. After the war, federal officials decided, and rightly so, that public housing ought to be reserved for those who had no other alternative, and therefore set income limits that admitted only the really poor. Today, public housing is home for the underclass—families who earn less than $3000-$4000 annually, many with unstable jobs or none at all, and most of them non-white.

Meanwhile the enthusiasm for public housing has been steadily dwindling and with it, badly needed political support. Newspaper reports reinforce the popular image of public-housing projects as huge nests of crime and delinquency—despite clear evidence to the contrary—and as the domicile of unregenerate and undeserving families whose children urinate only in the elevators. The position of public housing, particularly among liberal intellectuals, has also been weakened by the slurs of the social and architectural aesthetes who condemn the projects' poor exterior designs as “sterile,” “monotonous,” and “dehumanizing,” often in ignorance of the fact that the tightly restricted funds have been allocated mainly to make the apartments themselves as spacious and livable as possible, and that the waiting lists among slum-dwellers who want these apartments remain long. Be that as it may, suburban communities and urban neighborhoods with vacant land are as hostile to public housing as ever, and their opposition is partly responsible for the program's having been cut down to its present minuscule size.

The net result is that low-income people today cannot get out of the slums, either because they cannot afford the subsidized private market, or because the project they could afford cannot be built on vacant land. There is only one way to break through this impasse, and that is to permit them equal access to new subsidized, privately built housing by adding another subsidy to make up the difference between the actual rent and what they can reasonably be expected to pay. Such a plan, giving them a chance to choose housing like all other citizens, would help to remove the stigma of poverty and inferiority placed on them by public housing. Many forms of rent subsidy have been proposed, but the best one, now being tried in New York, is to put low- and middle-income people in the same middle-income project with the former getting the same apartments at smaller rentals.

Admittedly, this approach assumes that the poor can live with the middle class and that their presence and behavior will not threaten their neighbors' security or status. No one knows whether this is really possible, but experiments in education, job training, and social-welfare programs do show that many low-income people, when once offered genuine opportunities to improve their lives and given help in making use of them, are able to shake off the hold of the culture of poverty. Despite the popular stereotype, the proportion of those whom Hylan Lewis calls the clinical poor, too ravaged emotionally by poverty and deprivation to adapt to new opportunities, seems to be small. As for the rest, they only reject programs offering spurious opportunities, like job-training schemes for non-existent jobs. Further, anyone who has lived in a slum neighborhood can testify that whatever the condition of the building, most women keep their apartments clean by expenditures of time and effort inconceivable to the middle-class housewife. Moving to a better apartment would require little basic cultural change from these women, and rehousing is thus a type of new opportunity that stands a better chance of succeeding than, say, a program to inculcate new child-rearing techniques.

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We have no way of telling how many slum-dwellers would be willing to participate in such a plan. However poor the condition of the flat, the slum is home, and for many it provides the support of neighboring relatives and friends, and a cultural milieu in which everyone has the same problems and is therefore willing to overlook occasional disreputable behavior. A middle-income project cannot help but have a middle-class ethos, and some lower-class people may be fearful of risking what little stability they have achieved where they are now in exchange for something new, strange, demanding, and potentially hostile. It would be hard to imagine an unwed Negro mother moving her household to a middle-income project full of married couples and far removed from the mother, sisters, and aunts who play such an important role in the female-centered life of lower-class Negroes. However, there are today a large number of stable two-parent families who live in the slums only because income and race exclude them from the better housing that is available. Families like these would surely be only too willing to leave the Harlems and Black Belts. They would have to be helped with loans to make the move, and perhaps even with grants to buy new furniture so as not to feel ashamed in their new surroundings. They might be further encouraged by being offered income-tax relief for giving up the slums, just as we now offer such relief to people who give up being renters to become homeowners.

Undoubtedly there would be friction between the classes, and the more affluent residents would likely want to segregate themselves and their children from neighbors who did not toe the middle-class line, especially with respect to child-rearing. The new housing would therefore have to be planned to allow some voluntary social segregation for both groups, if only to make sure that enough middle-income families would move in (especially in cities where there was no shortage of housing for them). The proportion of middle-and low-income tenants would have to be regulated not only to minimize the status fears of the former, but also to give the latter enough peers to keep them from feeling socially isolated and without emotional support when problems arise. Fortunately, non-profit and limited dividend institutions, which do not have to worry about showing an immediate profit, are now being encouraged to build moderate-income housing; they can do a more careful job of planning the physical and social details of this approach than speculative private builders.

If the slums are really to be emptied and their residents properly housed elsewhere, the rehousing program will have to be extended beyond the city limits, for the simple reason that that is where most of the vacant land is located. This means admitting the low-income population to the suburbs; it also means creating new towns—self-contained communities with their own industry which would not, like the suburbs, be dependent on the city for employment opportunities, and could therefore be situated in presently rural areas. Federal support for the construction of new towns was requested as part of the 1964 Housing Act, and although Congress refused to pass it, the legislation will come up again in 19654

To be sure, white middle-class surburbanites and rural residents are not likely to welcome non-white low-income people into their communities even if the latter are no longer clearly labeled as poor. The opposition to be expected in city neighborhoods chosen for mixed-income projects would be multiplied a hundredfold in outlying areas. Being politically autonomous, and having constituencies who are not about to support measures that will threaten their security or status in the slightest, the suburbs possess the political power to keep the rehousing program out of their own vacant lots, even if they cannot stop the federal legislation that would initiate it. On the other hand, experience with the federal highway program and with urban renewal itself has demonstrated that few communities can afford to turn down large amounts of federal money. For instance, New York City is likely to build a Lower Manhattan Expressway in the teeth of considerable local opposition, if only because the federal government will pay 90 per cent of the cost and thus bring a huge sum into the city coffers. If the rehousing program were sufficiently large to put a sizable mixed-income project in every community, and if the federal government were to pick up at least 90 per cent of the tab, while also strengthening the appeal of the program by helping to solve present transportation, school, and tax problems in the suburbs, enough political support might be generated to overcome the objections of segregationist and class-conscious whites.

Yet even if the outlying areas could be persuaded to cooperate, it is not at all certain that slum-dwellers would leave the city. Urban renewal experience has shown that for many slum-dwellers, there are more urgent needs than good housing. One is employment, and most of the opportunities for unskilled or semi-skilled work are in the city. Another is money, and some New York City slum residents recently refused to let the government inspect—much less repair their buildings because they would lose the rent reductions they had received previously. If leaving the city meant higher rents, more limited access to job possibilities, and also separation from people and institutions which give them stability, some slum residents might very well choose overcrowding and dilapidation as the lesser of two evils.

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These problems would have to be considered in planning a rehousing program beyond the city limits. The current exodus of industry from the city would of course make jobs available to the new suburbanites. The trouble is that the industries now going into the suburbs, or those that would probably be attracted to the new towns, are often precisely the ones which use the most modern machinery and the fewest unskilled workers. Thus, our rehousing plan comes up against the same obstacle—the shortage of jobs—that has frustrated other programs to help the low-income population and that will surely defeat the War on Poverty in its present form. Like so many other programs, rehousing is finally seen to depend on a step that American society is as yet unwilling to take: the deliberate creation of new jobs by government action. The building of new towns especially would have to be coordinated with measures aimed at attracting private industry to employ the prospective residents, at creating other job opportunities, and at offering intensive training for the unskilled after they have been hired. If they are not sure of a job before they leave the city, they simply will not leave.

The same social and cultural inhibitions that make slum residents hesitant to move into a mixed-income project in the city would, of course, be even stronger when it came to moving out of the city. These inhibitions might be relaxed by moving small groups of slum residents en masse, or by getting those who move first to encourage their neighbors to follow. In any case, new social institutions and community facilities would have to be developed to help the erstwhile slum-dweller feel comfortable in his new community, yet without labeling him as poor.

Despite its many virtues, a rehousing program based on the use of vacant land on either side of the city limits would not immediately clear the slums. Given suburban opposition and the occupational and social restraints on the slum-dwellers themselves, it can be predicted that if such a program were set into motion it would be small in size, and that it would pull out only the upwardly mobile—particularly the young people with stable families and incomes—who are at best a sizable minority among the poor. What can be done now to help the rest leave the slums?

The best solution is a public effort to encourage their moving into existing neighborhoods within the city and in older suburbs just beyond the city limits. Indeed, a direct rent subsidy like that now given to relocatees could enable people to obtain decent housing in these areas. This approach has several advantages. It would allow low-income people to be close to jobs and to move in groups, and it would probably attract the unwed mother who wanted to give her children a better chance in life. It would also be cheaper than building new housing, although the subsidies would have to be large enough to discourage low-income families from overcrowding—and thus deteriorating—the units in order to save on rent.

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There are, however, some obvious disadvantages as well. For one thing, because non-white low-income people would be moving into presently white or partially integrated areas, the government would in effect be encouraging racial invasion. This approach would thus have the effect of pushing the white and middle-income people further toward the outer edge of the city or into the suburbs. Although some whites might decide to stay, many would surely want to move, and not all would be able to afford to do so. It would be necessary to help them with rent subsidies as well; indeed, they might become prospective middle-income tenants for rehousing projects on vacant land.

Undoubtedly, all this would bring us closer to the all-black city that has already been predicted. For this reason alone, a scheme that pushes the whites further out can only be justified when combined with a rehousing program on vacant land that would begin to integrate the suburbs. But even that could not prevent a further racial imbalance between cities and suburbs.

Yet would the predominantly non-white city really be so bad? It might be for the middle class which needs the jobs, shops, and culture that the city provides. Of course, the greater the suburban exodus, the more likely it would become that middle-class culture would also move to the suburbs. This is already happening in most American cities—obvious testimony to the fact that culture (at least of the middlebrow kind represented by tent theaters and art movie-houses) does not need the city in order to flourish; and the artists who create high culture seem not to mind living among the poor even now.

Non-white low-income people might feel more positive about a city in which they were the majority, for if they had the votes, municipal services would be more attuned to their priorities than is now the case. To be sure, if poor people (of any color) were to dominate the city, its tax revenues would decrease even further, and cities would be less able than ever to supply the high quality public services that the low-income population needs so much more urgently than the middle class. Consequently, new sources of municipal income not dependent on the property tax would have to be found; federal and state grants to cities (like those already paying half the public-school costs in several states) would probably be the principal form. Even under present conditions, in fact, new sources of municipal income must soon be located if the cities are not to collapse financially.

If non-whites were to leave the slums en masse, new ghettos would eventually form in the areas to which they would move. Although this is undesirable by conventional liberal standards, the fact is that many low-income Negroes are not yet very enthusiastic about living among white neighbors. They do not favor segregation, of course; what they want is a free choice and then the ability to select predominantly non-white areas that are in better shape than the ones they live in now. If the suburbs were opened to non-whites—to the upwardly mobile ones who want integration now—free choice would become available. If the new ghettos were decent neighborhoods with good schools, and if their occupants had jobs and other opportunities to bring stability into their lives, they would be training their children to want integration a generation hence.

In short, then, a workable rehousing scheme must provide new housing on both sides of the city limits for the upwardly mobile minority, and encouragement to move into older areas for the remainder. If, in these ways, enough slum-dwellers could be enabled and induced to leave the slums, it would then be possible to clear or rehabilitate the remaining slums. Once slum areas were less crowded, and empty apartments were going begging, their profitability and market value would be reduced, and urban renewal could take place far more cheaply, and far more quickly. Relocation would be less of a problem, and with land values down, rebuilding and rehabilitation could be carried out to fit the resources of the low-income people who needed or wanted to remain in the city. A semi-suburban style of living that would be attractive to the upper-middle class could also be provided.

At this point, it would be possible to begin to remake the inner city into what it must eventually become—the hub of a vast metropolitan complex of urban neighborhoods, suburbs, and new towns, in which those institutions and functions that have to be at the center—the specialized business districts, the civil and cultural facilities, and the great hospital complexes and university campuses—would be located.

Even in such a city, there would be slums—for people who wanted to live in them, for the clinical poor who would be unable to make it elsewhere, and for rural newcomers who would become urbanized in them before moving on. But it might also be possible to relocate many of these in a new kind of public housing in which quasi-communities would be established to help those whose problems were soluble and to provide at least decent shelter for those who cannot be helped except by letting them live without harassment until we learn how to cure mental illness, addiction, and other forms of self-destructive behavior.

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This massive program has much to recommend it, but we must clearly understand that moving the low-income population out of the slums would not eliminate poverty or the other problems that stem from it. A standard dwelling unit can make life more comfortable, and a decent neighborhood can discourage some anti-social behavior, but by themselves, neither can effect radical transformations. What poor people need most are decent incomes, proper jobs, better schools, and freedom from racial and class discrimination. Indeed, if the choice were between a program solely dedicated to rehousing, and a program that kept the low-income population in the city slums for another generation but provided for these needs, the latter would be preferable, for it would produce people who were able to leave the slums under their own steam. Obviously, the ideal approach is one that coordinates the elimination of slums with the reduction of poverty.

As I have been indicating, an adequate rehousing program would be extremely costly and very difficult to carry out. Both its complexity and expense can be justified, however, on several grounds. Morally, it can be argued that no one in the Great Society should have to live in a slum, at least not involuntarily.

From a political point of view, it is urgently necessary to begin integrating the suburbs and to improve housing conditions in the city before the latter becomes an ominous ghetto of poor and increasingly angry Negroes and Puerto Ricans, and the suburbs become enclaves of affluent whites who commute fearfully to a downtown bastion of stores and offices. If the visible group tensions of recent years are allowed to expand and sharpen, another decade may very well see the beginning of open and often violent class and race warfare.

But the most persuasive argument for a rehousing program is economic. Between 50 and 60 per cent of building costs go into wages and create work for the unskilled who are now increasingly unemployable elsewhere. A dwelling unit that costs $15,000 would thus provide as much as $9000 in wages—one-and-a-half years of respectably paid employment for a single worker. Adding four-and-a-half million new low-cost housing units to rehouse half of those in substandard units in 1960 would provide almost seven million man-years of work, and the subsequent renewal of these and other substandard units yet more. Many additional jobs would also be created by the construction and operation of new shopping centers, schools, and other community facilities, as well as the highways and public transit systems that would be needed to serve the new suburbs and towns. If precedent must be cited for using a housing program to create jobs, it should be recalled that public housing was started in the Depression for precisely this reason.

The residential building industry (and the real-estate lobby) would have to be persuaded to give up their stubborn resistance to government housing programs, but the danger of future underemployment, and the opportunity of participating profitably in the rehousing scheme, should either convert present builders or attract new ones into the industry. As for the building trades unions, they have always supported government housing programs, but they have been unwilling to admit non-whites to membership. If, however, the rehousing effort were sizable enough to require many more workers than are now in the unions, the sheer demand for labor—and the enforcement of federal non-discriminatory hiring policies for public works—would probably break down the color barriers without much difficulty.

While the federal government is tooling up to change the urban renewal program into a rehousing scheme, it should also make immediate changes in current renewal practices to remove their economic and social cost from the shoulders of the slum-dwellers. Future projects should be directed at the clearance of really harmful slums, instead of taking units that are run down but not demonstrably harmful out of the supply of low-cost housing, especially for downtown revitalization and other less pressing community improvement schemes. Occupants of harmful slums, moreover, ought to be rehoused in decent units they can afford. For this purpose, more public housing and 221 (d) (3) projects must be built, and relocation and rent assistance payments should be increased to eliminate the expense of moving for the slum-dweller. Indeed, the simplest way out of the relocation impasse is to give every relocatee a sizable grant, like the five-hundred dollars to one thousand dollars paid by private builders in New York City to get tenants out of existing structures quickly and painlessly. Such a grant is not only a real incentive to relocatees but a means of reducing opposition to urban renewal. By itself, however, it cannot reduce the shortage of relocation housing. Where such housing now exists in plentiful supply, renewal ought to move ahead more quickly, but where there is a shortage that cannot be appreciably reduced, it would be wise to eliminate or postpone clearance and rehabilitation projects that require a large amount of relocation.

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Nothing is easier than to suggest radical new programs to the overworked and relatively powerless officials of federal and local renewal agencies who must carry out the present law, badly written or not, and who are constantly pressured by influential private interests to make decisions in their favor. Many of these officials are as unhappy with what urban renewal has wrought as their armchair critics and would change the program if they could—that is, if they received encouragement from the White House, effective support in getting new legislation through Congress, and, equally important, political help at city halls to incorporate these innovations into local programs. But it should be noted that little of what I have suggested is very radical, for none of the proposals involves conflict with the entrenched American practice of subsidizing private enterprise to carry out public works at a reasonable profit. The proposals are radical only in demanding an end to our no less entrenched practice of punishing the poor. Yet they also make sure that middle-class communities are rewarded financially for whatever discomfort they may have to endure.

Nor are these suggestions very new. Indeed, only last month President Johnson sent a housing message to Congress which proposes the payment of rent subsidies as the principal method for improving housing conditions. It also requests federal financing of municipal services for tax-starved communities, and aid toward the building of new towns. These represent bold and desirable steps toward the evolution of a federal rehousing program. Unfortunately, however, the message offers little help to those who need it most. Slum-dwellers may be pleased that there will be no increase in urban renewal activity, and that relocation housing subsidies and other grants are being stepped up. But no expansion of public housing is being requested, and to make matters worse, the new rent subsidies will be available only to households above the income limits for public housing. Thus, the President's message offers no escape for the mass of the non-white low-income population from the ghetto slums; in fact it threatens to widen the gap between such people and the lower-middle-income population which will be eligible for rent subsidies.

On the other hand, as in the case of the War on Poverty, a new principle of government responsibility in housing is being established, and evidently the President's strategy is to obtain legislative approval for the principle by combining it with a minimal and a minimally controversial program for the first year. Once the principle has been accepted, however, the program must change quickly. It may have taken fifteen years for urban renewal even to begin providing some relief to the mass of slum-dwellers, but it cannot take that long again to become a rehousing scheme that will give them significant help. The evolution of federal policies can no longer proceed in the leisurely fashion to which politicians, bureaucrats, and middle-class voters have become accustomed, for unemployment, racial discrimination, and the condition of our cities are becoming ever more critical problems, and those who suffer from them are now considerably less patient than they have been in the past.

1 M.I.T. Press, 272 pp., $5.95.

2 See the November 1964 issue of the Journal of the American Institute of Planners. The article also reviews all other relocation research and is a more reliable study of the consequences of renewal than Anderson's.

3 See “Grieving for a Lost Home,” in The Urban Condition, edited by Leonard Duhl.

4 Meanwhile, several private developers are planning new towns (for example, James Rouse who is building Columbia near Baltimore, and Robert Simon who has already begun Reston, outside Washington) in which they propose to house some low-income people.

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