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 corner-store, now occupied by a butcher, as a saloon; or her income from it might have been considerably increased.

Miss Collins's experience is of value chiefly as showing what can be accomplished with the worst possible material, by the sort of personal interest in the poor that alone will meet their real needs. All the charity in the world, scattered with the most lavish hand, will not take its place. "Fair play" between landlord and tenant is the key, too long mislaid, that unlocks the door to success everywhere as it did for Miss Collins. She has not lacked imitators whose experience has been akin to her own. The case of Gotham Court has been already cited. On the other hand, instances are not wanting of landlords who have undertaken the task, but have tired of it or sold their property before it had been fully redeemed, with the result that it relapsed into its former bad condition faster than it had improved, and the tenants with it. I am inclined to think that such houses are liable to fall even below the average level. Backsliding in brick and mortar does not greatly differ from similar performances in flesh and blood.

Backed by a strong and steady sentiment, such as these pioneers have evinced, that would make it the personal business of wealthy owners with time to spare to look after their tenants, the law would be able in a very short time to work a salutary transformation in the worst quarters, to the lasting advantage, I am well persuaded, of the landlord no less than the tenant. Unfortunately, it is in this quality of personal effort that the sentiment of interest in the poor, upon which we have to depend, is too often lacking. People who are willing to give money feel that that ought to be enough. It is not. The money