Beside the proper and literal signification of this word, it is used with reference to children and a numerous posterity. Sarah desires Abraham to take Hagar to wife, that by her she may be builded up, that is, have children to uphold her family, Gen. xvi, 2. The midwives who refused obedience to Pharaoh’s orders, when he commanded them to put to death all the male children of the Hebrews, were rewarded for it; God built them houses, that is, he gave them a numerous posterity. The Prophet Nathan tells David that God would build his house; that is, give him children and successors, 2 Sam. vii, 27. Moses, speaking of the formation of the first woman, says, God built her with the rib of Adam, Gen. ii, 22.
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BUILDING...
THE art of building comprises the practice of civil architecture, or the mechanical operations necessary to carry the designs of the architect into effect. It is not unfrequently called practical architecture; but the adoption of this term would tend only to confuse, by rendering it difficult to make the distinction generally understood between architecture as a fine or liberal art and architecture as a mechanical art. The execution of works of architecture necessarily includes building, but building is frequently employed when the result is not architectural; a man may be a competent builder without being an architect, but no one can be an accomplished architect unless he be competent to specify and direct all the operations of building. A scientific knowledge of the principles of masonry, carpentry, joinery, &c., and of the qualities, strength, and resistance of materials, though of the utmost importance to an architect, must be attended by a minute acquaintance with a great variety of less ambitious details. Such are those which relate to the arrangement of a plan for the greatest possible degree of convenience on the smallest space, and at the least expense; its transference to the ground; the preparation and formation of foundations; the arrangement and construction of drains, sewers, and vent-shafts; the varieties of walling with stone, and of laying bricks in brickwork; the merit of the various modes of bonding and tying walls, both lengthwise and across; the arrangement of gutters on roofs, to get sufficient fall, and to conduct the water to the least inconvenient places for fixing trunks to lead it down; the arrangement and formation of flues; the protection of walls from damp, of timber from moisture and stagnant air, and of metals generally from exciting causes; the cost of materials and labour, and the quantity of each required to produce certain results. Together with these, an architect ought to be practically acquainted with all the modes of operation in all the trades or arts employed in building, and to be able minutely io estimate beforehand the absolute cost involved in the execution of a proposed structure. The power to do the latter necessarily involves that of measuring work, and ascertaining the quantities done. These things may certainly be referred to the surveyor or measurer, but they are not the less incumbent on the architect, who cannot be said to be thoroughly master of building, or the practice of his profession, unless he be skilled in these operations.
Building includes what is called construction, which is the branch of the science of architecture relating to the practical execution of the works required to produce any structure; it will therefore be necessary to explain the subject in a general manner before entering upon building in detail.
It may, perhaps, be useful to premise that, should it occur to some readers that the present article has too great a tendency to supply information on the manner of building in a modern style, and that the earlier method is not elaborated, it must be remembered that, although the styles of architecture have varied at different periods, buildings, wherever similar materials are employed, must be constructed on much the same principles. Greater scientific knowledge of the natures and properties of materials has, however, given to the modern workman immense advantages over his mediaeval brother craftsman, and caused many changes in the details of the trade, or art of building, although stones, bricks, mortar, &c., then as now, formed the element of the more solid parts of all edifices. The introduction of fir, too, in place of the more sohd and durable timber oak, has likewise occasioned similar changes, too numerous to mention in detail, in the sister arts of carpentry and joinery, probably also causing the division of the carpenter’s trade of the mediaeval period. Certain exceptional features of mediaeval work did exist, and most, if not all, will, it is hoped, be found referred to in this article.
General Principles of Construction.
The object of construction is to adapt and combine fit materials in such a manner that they shall retain in use the forms and dispositions assigned to them. If an upright wall be properly constructed upon a sufficient foundation, the combined mass will retain its position, and bear pressure acting in the direction of gravity, to any extent that the ground on which it stands and the component materials of the wall can sustain. But pressure acting laterally has a necessary tendency to overturn a wall, and therefore it will be the aim of the constructor to compel, as far as possible, all forces that can act upon an upright wall to act in the direction of gravity, or else to give it permanent means of resistance in the direction opposite to that in which a disturbing force may act. Thus when an arch is built to bear against an upright wall, a buttress or other counterfort is applied in a direction opposed to the pressure of the arch. In like manner the inclined roof of a building, spanning from wall to wall, tends to thrust out the walls; and hence a tie is applied to hold the opposite sides of the roof together at its base, where alone a tie can be fully efficient, and thus the roof is made to act upon the walls wholly in the direction of gravity; or where an efficient tie is inapplicable, buttresses or counterforts are added to the walls, to enable them to resist the pressure outwards. A beam laid horizontally from wall to wall, as a girder to carry a floor and its load, may sag or bend downwards, and tend thereby to force out the walls; or the beam itself may break. Both these contingencies are obviated by trussing, which renders the beam stiff enough to place its load on the walls in the direction of gravity, and strong enough to carry it safely. Or if the beam be rigid in its nature, or uncertain in its structure, or both (as cast-iron is), and will break without bending, the constructor, by the smith’s art, will supply a check and ensure it against the possible contingency.
Perfect stability, however, is not to be attained with materials which are subject to influences beyond the control of man, and all matter is subject to certain influences of that nature. The influences mostly to be contended against are heat and humidity, the former of which produces movement of some kind or to some extent in all bodies; the latter, movement in many kinds of matter; whilst the two acting together contribute to the disintegration or decay of materials available for the purposes of construction. These pervading influences the constructor seeks to counteract, by the selection and disposition of his materials accordingly. From the tenacity of wrought iron, and its almost plastic character in the hands of the smith, it is employed to tie together other more bulky but less costly and more rigid materials; but on account of its exceeding susceptibility of heat, and its consequent expansion and contraction, wrought iron must be used in short lengths only, unless where protected from great alternations of heat and cold. The rapid decay, too, of wrought iron when exposed to humidity, and especially when it is alternately wet and dry, will teach the constructor not to expect enduring stability in his works if he makes them dependent upon wrought iron. Cast-iron is brittle, and may not be exposed with impunity to transverse strain, especially if such strain be attended by action tending to induce vibration; it expands and contracts under the influence of heat, but it resists compression in every direction, and if used in small bodies, is valuable as a means of connecting other materials. Timber, being practically unchangeable in the direction of its length from the mere absorption of either heat or humidity, and at the same time practically both inextensible and incompressible in that direction, and being also readily wrought and easily combined alike with other timber and with iron, is a valuable material in the hands of the constructor; but it shrinks and swells in the direction of its thickness, and, in consequence, is subject to rapid decay when exposed to alternations of moisture and dryness; and although in many varieties timber is perdurable and unchangeable in form if it be kept either altogether free from moisture or always wholly wet, its quality of inextensibility is greatly diminished in value to the constructor on account of the comparatively slight resistance it offers to compressing power, and the comparative ease with which its fibrous structure is torn asunder. From this cause it cannot be grasped or otherwise held so that its power of resisting extension may be made available in any degree proportioned to its strength; whilst its quality of incompressibility in the opposite direction is of less value to the constructor for many purposes which require that quality in the material, because it absorbs moisture by the ends of the fibre more readily, and with a far more mischievous effect, than it does in the direction in which it is compressible. Hence timber rots more rapidly by the ends than by the sides.
Stone and brick, the other main available materials in general construction, keep their places in combination by means of gravity. They may be merely packed together, but in general they are compacted by means of mortar or cement, so that although the main constituent materials are wholly incompressible, masses of either or of both combined in structures are compressible until the setting medium has indurated to a like condition of hardness. That kind of stone is best fitted for the purposes of general construction which is least absorbent of moisture, and at the same time free to work. Absorbent stone exposed to the weather rapidly disintegrates; and for the most part non-absorbent stone is so hard that it cannot always be used with a due regard to economy. When, therefore, fitting stone of both qualities can be obtained, the harder stone can be exposed to the weather, or to the action which the softer stone cannot resist, and forms the main body of the structure of the latter so protected. The hard and the soft should be made to bear alike, and should therefore be coursed and bonded together by the mason’s art, whether the work be of stone wrought into blocks and gauged to thickness, or of rough dressed or otherwise unshaped rubble compacted with mortar.
Good bricks are less absorbent of moisture than any stone of the same degree of hardness, and are better nonconductors of heat than stone. As the basis of a stable structure, brickwork is more to be relied upon than stone in the form of rubble, when the constituents bear the relation to one another last above referred to, the setting material being the same in both; because the brick, by its shaped form, seats itself truly, and produces by bonding a more perfectly combined mass; whilst the imperfectly shaped and variously sized stone as dressed rubble can neither bed nor bond truly,·—the inequalities of the form having to be compensated for with mortar, and the irregularity of size of the main constituent accounted for by the introduction of larger and smaller stones. The mo3t perfect stability is to be obtained, nevertheless, from truly wrought and accurately seated and bonded blocks of stone, mortar being used to no greater extent than may be necessary to exclude wind or water, to prevent the disintegrating action of both upon even the most durable stone. When water alone is to be dealt with, and especially when it is liable to act with force, mortar is necessary for securing to every block in the structure its own full weight and the aid of every other collateral and super-imposed stone in order to resist the loosening effect which water in powerful action is sure to produce.
In the application of construction to any particular object, the nature of the object will greatly affect the character of the constructions and the materials of which they are to be formed.
Every piece of construction should be complete in itself, and independent as such of everything beyond it. A door or a gate serves its purpose by an application wholly foreign to itself; but it is a good and effective or a bad and ineffective piece of construction, independently of the posts to which it may be hung. Whilst the wheel of a wheelbarrow, comprising fellies, spokes, and axle-tree, is a piece of construction complete in itself, and independent as such of everything beyond it, an arch of masonry, however large it may be, is not necessarily a piece of construction complete in itself,—it would fall to pieces without abutments. Thus, a bridge consisting of a series of arches, however extensive, may be but one piece of construction, no arch being complete in itself without the collateral arches in the series to serve as its abutments, and the whole series being dependent thereby upon the ultimate abutments of the bridge, without which the structure would not stand. This illustration is not intended to apply to the widely distended masses of the older bridges, by which each pier becomes sufficient to abut the arches springing from it, but which tend, in providing for a way over a river, to choke up the way by the river itself, or compel the river to throw it down, or otherwise destroy its own banks. A bridge, of which the way is formed upon arches of masonry, may be thus but one piece of construction; and in like manner, that paragon of constructive skill, the complete church, whether cathedral or otherwise, as built in the Pointed style when that style was practised in full accordance with true constructive principles, is but one piece of construction. As in the long series of arches in a bridge, viaduct, or other such work, in which the piers are vertical supports to the bridging structure, and may be of no greater substance than is necessary to bear the weight coming directly by vertical pressure from the superincumbent structure and its possible load, but throwing all the pressure arising from weight acting laterally, or as thrust, upon terminal abutments,—nothing may be omitted, as nothing can be removed from the structure of the Pointed arch cathedral, or other church built in that style, the whole system of which is bridge-like in construction, without leaving something unsupported or unresisted that requires vertical support or lateral resistance. The western towers of a Pointed cathedral form effective abutments to the long series of arches of the inner ranges over the piers which stand between the nave and the aisles on both sides, whilst turrets or massive buttresses and deep porches upon the northern and southern transept fronts perform the same services in respect of the arches of the transepts. The counteracting east end of the chancel forms a true constructive abutment to the arches of the chancel, whilst the tower, with, it may be, a spire upon it, at the intersection of the four grand compartments of the cross, gives, by its weight, abuttal to them all. The want of this last-named grand and essential body in the system is but too strongly marked in many of the English cathedrals, by the iron bars which have been applied to tie in the arches of the nave, transepts, and clιanccl, and to relieve the piers upon which the transept arches bear at a higher level from the thrust to which, being without the weight of a tower upon them, they have continually yielded. Transversely the weight and the thrust of the vaulted ceilings of the nave are brought up to, and thrown against, the piers of the clerestory, which stand upon the main piers or columns of the interior below, and are abutted by flying buttresses, which carry the thrust down to the pinnacle-weighted buttresses of the outer aisle walls, which have already received the weight and thrust of the vaulted ceilings of the aisles themselves. Corbels in the walls and spreading capitals upon shafts take the weight directly, and leave the walls and piers but little encumbered in the middle, so that the vertical structure is continued upwards without bearing upon the springing stones of the arches.
But it is not necessary that the arch employed should be the Pointed arch, to produce combinations as effective in construction as the most perfectly designed and extensively elaborated work of the kind referred to as models of constructive skill; the skill consists in a full and clear perception of the bearing and leaning of every part, and of the means necessary to support and counteract the bearings and the leanings within the reasonable limits of the work with reference to its object and purpose—to the end that the work may become complete in itself, and independent as a piece of construction of everything beyond it.
In making reference to the noble works of construction above referred to, in which the art of the mason is iuaιnιy employed, as works exhibiting construction most fully and most truly, the hall must not be passed over without remark, and of all the great halls of the class to which Westminster Hall belongs, it is itself the most effective as a work of construction; and its effect is wholly produced by the magnificent roof which covers it. This roof is a piece of carpentry admirably designed to resolve it into a compact body to act upon the walls in the direction of gravity alone. But the designer may not have felt quite certain of the results, so whilst erecting massive walls on which to place his elaborate combination of timber, he threw up against the lateral walls a series of flying buttresses to check any tendency of the roof to spread under its own weight in the absence of a thorough transverse tie; for these buttresses are said to be independent of the walls, not being built into them.
An application of the principles of construction exhibited in the most perfect works of constructive skill ever executed, as above indicated, may be made in the rougher operations of mere practical utility. The sides of cuttings through certain earths in the formation of lines of inland communication, whether carriage roads, railways, or canals, are sometimes required to be widened out to an inordinate extent because of the looseness or slipperiness of the soil, or must otherwise be retained or held upright by special constructions. The expense of the first formation of a cutting under given circumstances is easily calculable, and so is the time within which the work may be effected. Experience has proved that there is for every soil a limit in depth beyond which it becomes more expedient to drift the required way, and construct a vaulted tunnel of sufficient dimensions, than to make an open cutting with the requisite slopes. Even when the first cost would not decide the question, the preference is nevertheless often given to the tunnel because of the greater security of constructed work.
Before proceeding to the consideration of the means of enabling opposite retaining walls to assist each other, it may be worth while to consider, whether retaining walls are generally constructed so as best to adapt their components to the duty to be performed. No one would place a buttress intended to resist the thrust of an arch within the springing walls, or under the arch whose thrust is to be resisted; yet in the construction of retaining walls, according to the common practice, the counterfort is placed on that side which receives the pressure, where its utility is very questionable, except to keep the retaining wall from falling back against its load, which, from the transverse section generally given to such walls, they would be apt to do, if not so propped up by their counterforts. Wharf and quay walls, and the revetment walls of military works, may require a face unbroken by projections; but this is not the case with retaining walls for roads and railways, where a long line of projecting buttresses would be unobjectionable, the counterforts becoming buttresses and merely changing places with the wall. On account of the common practice of battering the faces of retaining walls in curved lines, and of radiating the beds of the brickwork composing them from the centre of curvature in every part, the back of the wall must contain more setting material than the face, with the same quantity of solid brick, that is, if the work be bonded through. Counterforts must be built in the same courses, and consequently must have still thicker beds of compressible mortar than the wall; or the bond between the wall and its counterfort must be dropped, and the counterfort thus become utterly inefficient.
The retaining walls in the cutting upon the line of the extension of the London and North-Western Railway, from Camden Town...
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BUILDING SOCIETIES, ör societies “forthe purpose of raising, by the subscriptions of the members, a stock or fund for making advances to members out of the funds of the society upon freehold, copyhold, or leasehold estate by way of mortgage,” may be “either terminating or permanent” (37 and 38 Vict. c. 42, § 13).
A “terminating” society is one “which by its rules is to terminate at a fixed date, or when a result specified in its rules is attained;” a “permanent” society is one “which has not by its rules any such fixed date or specified result, at which it shall terminate” (§ 5).
A more popular description of these societies would be,—Societies by means of which every man may become “his own landlord,” their main purpose being to collect together the small periodical subscriptions of a number of members, until each in his turn has been able to receive a sum sufficient to aid him materially in buying his dwellinghouse.
The origin and early history of these societies is not very clearly traceable. A mention of “building clubs” in Birmingham occurs in 1795; one is known to have been established by deed in the year 1809 at Greenwich; another is said to have been founded in 1825, under the auspices of the earl of Selkirk at Kirkcudbright in Scotland, and we learn (Scratchley On Building Societies, p. 5) that similar societies in that kingdom adopted the title of “ménagés.”...
When the Friendly Societies Act of 1834 gave effect to the wise and liberal policy of extending its benefits to societies for frugal investment, and generally to all associations having a similar legal object, several building societies were certified under it,—so many, indeed, that in 1836 a short Act was passed (6 and 7 Will. IV. cap. 32), confirming to them the privileges granted by the Friendly Societies Act, and according to them the additional privileges (very valuable at that time) of exemption from the usury laws, simplicity in forms of conveyance, power to reconvey by a mere endorsement under the hands of the trustees for the time being, and exemption from stamp duty. This Act remained unaltered till 1874.
The early societies were all “terminating,”—consisting of a limited number of members, and coming to an end as soon as every member had received the amount agreed, upon as the value of his shares.
Take, as a simple typical example of the working of such a society, one the shares of which are £120 each, realizable by subscriptions of 10s. a month during 14 years. Fourteen years happens to be nearly the time in which, at 5 per cent, compound interest, a sum of money becomes doubled. Hence the present value, at the commencement of the society, of the £120 to be realized at its conclusion, or (what is the same thing) of the subscriptions of 10s. a month by which that £120 is to be raised, is £60. If such a society had issued 120 shares, the aggregate subscriptions for the first month of its existence would amount to exactly the sum required to pay one member the present value of one share. One member would accordingly receive a sum down of £60, and in order to protect the other members from loss, would execute a mortgage of his dwelling-house for ensuring the payment of the future subscription of 10s. per month until every member had in like manner obtained an advance upon his shares, or accumulated the £120 per share.
As £60 is not of itself enough to buy a house, even of the most modest kind, every member desirous of using the society for its original purpose of obtaining a dwelling-house by its means would require to take more than one share. In this respect the Act of 1836 presented a curious inconsistency; it limited the amount of each share to £150, and the amount of the monthly contributions on each share to £1, but did not limit the number of shares a member might hold. If its purpose in this respect was to confine the operation of these societies to the industrial classes, it was defective. The only rational explanation of the provision is that it was an anticipation of the modem system of limited liability.
The earlier formed societies (in London at least) did not usually adopt the title “Building Society;” or they added to it some further descriptive title, as “Accumulating Fund,’·' “Savings’ Fund,” or “Investment Association.” Several are described as “Societies for obtaining freehold property,” or simply as “Mutual Associations,” or “Societies of Equality.” The building societies in Scotland are mostly called “Property Investment Companies,” or by some similar name. Although the term “Benefit Building Society” occurs in the title to the Act of 1836, it was not till 1849 that it became in England the sole distinctive name of these societies; and it cannot be said to be a happy description of them, for as ordinarily constituted they undertake no building operations whatever, and merely advance money to their members to enable them to build or to buy dwelling-houses or land.
The name “Building Society,” too, leaves wholly out of sight the important functions these societies fulfil as means of investment of small savings. The Act of 1836 defined them as societies to enable every member to receive the amount or value of a share or shares to erect or purchase a dwelling-house, <fcc., but a member who did not desire to erect or purchase a dwelling-house might still receive out of the funds of the society the amount or value of his shares, improved by the payments of interest made by those to whom shares had been advanced.
About 1846 an important modification of the system of these societies was introduced, by the invention of the “permanent” plan, which was adopted by a great number of the societies established after that date. It was seen that these societies really consist of two classes of members; that those who do not care to have, or have not yet received, an advance upon mortgage security are mere investors; and that it matters little when they commence investing, or to what amount, while those to whom advances have been made are really debtors to the society, and arrangements for enabling them to pay off their debt in various terms of years, according to their convenience, would be of advantage both to themselves and the society. By permitting members to enter at any time without back-payment, and by granting advances for any term of years agreed upon, a continuous inflow of funds, and a continuous means of profitable investment of them, would be secured. The interest of each memoer ⅛ the society would terminate when his share was realized, or his advance paid off, but the society would continue with the accruing subscriptions of other members employed in making other advances.
Under this system Building Societies have largely increased and developed. In the county of Middlesex alone, 1600 societies were certified between 1836 and 1874; in that of Lancaster, 1300; and the total number of societies established in England and Wales cannot be less than between 5000 and 6000.
Deducting the terminating societies which have reached their termination, and the permanent societies which have failed or been dissolved, it is estimated that more than 2000 societies are still in existence. The operations of some of these societies are very extensive. The Queen’s Building Society at Manchester has an income of £734,578, and assets amounting to £910,224; a society at Halifax has an income of £261,654, and assets £430,683; one at Burnley £221,508 income, and £324,919 assets {Report of Registrar, 1875) There are also several large societies in Scotland,
The total funds and income of building societies cannot be accurately ascertained; but the Royal Commissioners who inquired into the subject in 1872, estimated the total assets of the societies in 1870 at 17 millions, and their annual income at 11 millions. The larger societies are in the North of England, where, indeed, all classes of provident associations, notably friendly societies and co-operative societies, are more fully developed than in the South. To this remark, however, there is one exception, viz., the Birkbeck Building Society, London, whose receipts for the year 1874 amounted to 4⅜ millions, but by far the larger portion of that enormous sum consisted of deposits paid to the society as a banker.
A variety of the terminating class of societies has met with some favour of late years, under the name of “Stan· Bowkett” or “mutual” societies, of which about 200 have been established. They differ from the typical society above described, in the contribution of a member who has not received an advance being much smaller, while the amount of the advance is much larger, and it is made without any calculation of interest. Thus a society will issue say 500 shares, on which the contributions are to be Is. 3d. per week, and, as soon as a sum of £300 has accumulated, will allot it by ballot to one of the shareholders, on condition that he is to repay it without interest by instalments in 10 or 12⅜ years, and at the same time to keep up his share-contributions. The fortunate recipient of the appropriation is at liberty to sell it, and frequently does so at a profit; but (except from fines) no profit whatever is earned by those who do not succeed in getting an appropriation, and as the number of members successful in the ballot must necessarily be small in the earlier years of the society, the others frequently become discontented and retire. These societies cannot, of course, borrow money, for as they receive no interest they cannot pay any. The plan has recently been modified by granting the appropriations alternately by ballot and sale, so that by the premiums paid on the sales (which are the same in effect as payments of interest on the amount actually advanced) profits may be earned for the investing members.
A further modification of the “mutual” plan is to make all the appropriations by sale. The effect of this is to bring the mutual society back to the ordinary form; for it amounts to precisely the same thing for a man to pay 10s. a month on a loan of £60 for 14 years, as for him to borrow a nominal sum of £84 for the same period, repayable in the same manner, but to allow £24 off the loan as a “bidding” at the sale. The only difference between the two classes of societies is that the interest which the member pays who bids for his advance depends on the amount of competition at the bidding, and is not fixed by a rule of the society.
In 1874 an Act was passed at the instance of the building societies conferring upon them several valuable privileges, and relieving them of some disabilities and doubts, which had grown up from the judicial expositions of the Act of 1836. Building societies are now incorporated bodies, and the members, and all who derive title through them, henceforth will not have to trace that title through a succession of trustees for a society. Again, a distinct declaration is given to the members of entire freedom from liability to pay anything beyond the arrears due from them at the time of winding up, or the amount actually secured by their mortgage deeds. Power to borrow money is also expressly given to the societies by the Act, but upon two conditions :—that the limitation of liability must be made known to the .lender, by being printed on the acknowledgment for the loan, and that the borrowed money must not exceed two-thirds of the amount secured by mortgage from the members, or, in a terminating society, one year’s income from subscriptions.
Previous to the passing of the Act (or rather to the judicial decision in Laing v. Read, which the clause of the Act makes statutory) there had been, on the one hand, grave doubts on high legal authority whether a society could borrow money at all; while, on the other hand, many societies in order to raise funds carried on the business of deposit banks to an extent far exceeding the amounts used by them for their legitimate purpose of investment on mortgage. It is now enacted, that if a society borrow more than the statute authorizes, the directors accepting the loan shall be personally responsible for the excess.
The history of building societies thus briefly traced shows great progress in the past and equal promise for the future. The social and moral utility of societies established for the direct purpose of aiding a man to become proprietor of his dwelling-house is obvious, and the extent to which that purpose has been effected is very considerable.
It may be mentioned that building societies flourish in America (notably in Massachusetts, where they are called “Mutual Loan Fund Associations,” and Pennsylvania), and in the British colonies, especially that of Victoria, Australia. (E, W. B.)
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