A History of Student Housing Cooperatives at
Michigan State University and the MSU Student Housing Corporation
by James Canup the Summer 1995 NASCO Intern at MSU-Student Housing Corporation
progress submitted to the Members and Board of Directors of MSU-SHC
July 7,1995
A prelude to the 25th anniversary of the founding of the Student Housing Corporation and the 100th anniversary of the establishment of student co-ops in East Lansing
THE BEGINNINGS OF COOPERATIVE HOUSING IN THE UNITED STATES.
Although smaller projects were begun in the US to a low degree of success, the first successful large housing co-op in the United States was established in 1926. The Amalgamated Clothing Workers Credit Union founded the Amalgamated Housing Corporation in New York City.
Student cooperative development began on a significant scale during the Great Depression of the 1930s. The growing need for low-cost, student run housing at this time was attributed to a decline in family income for almost all students which made financing a college education very expensive, an increase in the population of students whose family incomes were in the lower income brackets, and a lack of cost decrease in tuition and student expenses. These increased financial pressures left students either to earn a larger portion of their college expenses or to reduce their expenditures (Motts, 2). Cooperative houses afforded students the opportunity to do both.
In Michigan, student cooperative housing began at the University of Michigan in 1932 with the establishment of Michigan Socialist House. Student co-ops wouldn't reach East Lansing for several more years.
Wilbur O. Hedrick was among the first people ever to teach a college course in the cooperative principles. A graduate of Michigan State Agricultural College (later Michigan State College and today Michigan State University) in 1891, Hedrick was a professor here for over 53 years, though he became partially retired in 1934. He was first an assistant professor of history and political economy. In addition to his course on the Rochdale Principles begun in 1912, Hedrick taught economics, American Constitutional history, English history, civil government, logic, psychology, ethics. He was a popular professor. Always interested in furthering the cooperative movement, Hedrick published two bulletins on a regular basis: one on Michigan Cooperative Grain Elevators, and another on Michigan Cooperative Creameries. Additionally, he was a founder of the Cooperative Book Buying Association.
COOPERATIVE BOOK BUYING ASSOCIATION
The first mention of cooperatives at Michigan State was in 1896, when the price of textbooks in Lansing bookstores had become excessively expensive for students. Professor Hedrick and a couple of associates establish the M.A.C. Cooperative Book Buying Association. First it was located on campus in Williams Hall, later in the street car depot, and eventually in a building on Grand River Avenue. The book co-op bought books on credit and sold them slightly over cost. In 1940. all assets were transferred to the College to become the College Bookstore in the Student Union
(Kuhn, 193).
THE BEGINNINGS OF STUDENT HOUSING CO-OPS AT MICHIGAN STATE
George Motts, a longtime faculty advisor to co-ops, explained why student housing co-ops were established rather than other types of student-controlled businesses (page 3)
[s]tudent attention focuses chiefly on cooperative houses for two reasons. Before World War I, Dr. W.O. Hedrick, head of the Economics Department, has persuaded several faculty members to organize a cooperative bookstore for faculty and students that operated on a cost basis. After the war, this bookstore moved into the newly completed Union building and became the Union Book Store. Its pricing policy, reflected also by the other bookstore then in East Lansing, meant that there would be little or no savings through a student operated bookstore. Secondly, the college administration had established a special "bargain rate" dining service in Wells Hall, then a men's dormitory, where students could buy nutritious but very plain meals at a rate which a cooperative boarding club in a rented building would have found very difficult to equal. The interest thus centered in less expensive living units where both room and board would be provided on essentially a cost basis.
WOMEN'S "COOPERATIVE" HOUSES
The first house to operate cooperatively at Michigan State was Concord House, begun in 1936, in a house rented by the College. Concord housed 18 women who handled the cooking, housekeeping and finances of their house themselves. Assistance was provided by a resident housemother, and the house was supervised by Dean of Women Elisabeth W. Conrad. This pattern of women's co-ops in which house operations were managed by residents, but ownership and ultimate control was in the hands of college administrators was successful, and by 1941 there were nine women's cooperatives. "In short, they were small, off-campus dormitories with room and meals at low cost because of the free student work and less expensive housing and furnishings than were offered in the dormitories" (Motts, 3.).
Since the properties were leased, they at the mercy of landlords, who often sold them to make room for public buildings or commercial uses. Often, the owners were reluctant to maintain the houses properly without increasing the rent. Further, administration by the College was costly. Finally, the cooking and house work done by the residents resulted in only a small savings as compared to other living options available to women students. These women's houses were gradually discontinued by the college after World War II for those reasons.
However, there had been a continued demand for this type of housing for women. Michigan State eventually built Van Hoosen Hall on campus, in which residents cooked and took care of housework in a series of apartments. Currently, Van Hoosen Hall has apartments, each shared by a group of four women who cook and clean for themselves. A good GPA and at lease sophomore classification are required to live there. Van Hoosen, though, in no way purports to be nor resembles a cooperative.
A lively social program was created among the men's co-ops and women's houses. Term parties and exchange dinners with the men's houses were common throughout the existence of the women's houses.
THE DIFFERENCE BETWEEN MEN AND WOMEN
George Motts listed several reasons why the different needs of men students necessitated men's co-op to be established in a different manner from the women's houses (page 4). Among them, the members would have a much greater opportunity to develop business skills and abilities by assuming full responsibility for establishing and operating the houses themselves. These responsibilities would accelerate the maturity in attitudes, good judgment, and the ability to live and work together with others, it was stated. Further, costs could be reduced by enlisting members to perform repairs and maintenance themselves. Additionally, a greater sense of freedom of action and less obvious supervision by the University were afforded by the students owning and operating housing themselves. Lastly, effective transaction of business and need for continuity of operation necessitated the establishment of the men's co-ops as membership organizations.
THE EARLY DAYS OF HEDRICK HOUSE
Therefore, conditions were ripe for student housing co-ops to develop by 1939, when Orion Ulrey was also teaching a course on the Rochdale Principles. He had quite a bit of experience in cooperation, and had taught courses on the Principles of Cooperation, Cooperatives in the Economy, Cooperative Business Management, as well as graduate seminars on cooperation. He was a researcher on farm cooperatives, an advisor of many types of farm and urban cooperatives, and a board member of several cooperatives and non-profit organizations. (Ulrey report, 1)
Students in Orion Ulrey's Principles of Cooperation class became interested in establishing cooperative housing for students. Two of the students were members of the YMCA, where the director also was interested in encouraging the development of student housing co-ops. A group made up of students, and members of the YMCA, the Agriculture Council, and the Independent Men's League (ILM) formed to establish a student housing co-op for men. [Who were these People?]
Ulrey later wrote of how the students gained the consent of the College administration to establish a student co-op:
Before a new house at MSC was started, the approval of the President was supposed to be obtained. A committee of three asked [Orion Ulrey] to go with them to discuss the issue with President R. S. Shaw. The President took about half an hour to point out the multitude of financial and social problems of the fraternities on campus. The committee members were disturbed at the remarks of President Shaw, and after leaving his office asked the meaning of the critical comments. [Ulrey] said, "the President meant you should go ahead and organize a cooperative," and then went directly to his office (Ulrey report, 1)
By the fall 1939 term, they had found an acceptable house available for lease. Ulrey assisted members in planning, and their plans for the house were approved by Dean Fred. T. Mitchell. Just before Christmas 1939, the men acquired, remodeled and bought furniture for their house, performing all work themselves. Equipment and furnishings were approved by the home economics department of MSC, and were bought with members' funds. This house, named Hedrick House in honor of Professor W. Hedrick, was leased and operational by the beginning of the winter term of 1940.
Membership was open to any male student who matched their requirements for "good character, willingness to cooperate with other members, and a scholastic average of 1.0 or better" (Hedrick Scrapbook, page 1). Each member paid a $10 deposit and a $10 loan to the house, which was refunded when the house became self-sustaining, in addition to room and board charges of $5.50 per week. These charges reflected a cost approximately one third less than other housing options. Though the co-op was not part of the College, a strong link was maintained through a 12 member faculty advisory board, in addition to Orion Ulrey's position as the faculty advisor.
The co-op required members to keep house, cook, and organize and maintain the house. Each resident had specific household duties ranging from "potato peeling or running a vacuum cleaner to keeping books" (Hedrick scrapbook, 2). A typical dinner menu from the time included "pork chops, potatoes, tomato and lettuce salad, gingerbread, milk and coffee" (Hedrick scrapbook, 2).
The formal dedication of the house was on Sunday, January 28,1940, with Prof. and Mrs. Hedrick present as honored guests. A banquet was held at noon, and an open house lasted from three to six p.m.
Founding members are as follows:
| Name | Position | Hometown |
| Ron Jackson | house manager | Pontiac |
| Donald Goss | secretary |
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| Bernie Oosting | treasurer |
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| Robert Johnson | purchasing agent |
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| cook |
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| Norman Crout | steward |
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| Bill Anderson |
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| Leland Bradley |
|
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| Jerry Centilla |
|
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| Bruce Crowe |
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| Bob Fulford |
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| Al Kurts |
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| Jacob Lusch |
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| Wallace Muczinski |
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| Herb Pifer |
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THE EARLY DAYS OF ELSWORTH HOUSE
From a report by Motts and Ulrey:
"Early in the Spring Term of 1940, another group, primarily sophomores with several from Saginaw, came together and requested assistance in obtaining a house for rent. A sizable committee carefully covered the possibilities in East Lansing and found at least three houses which might be usable. In each case, the owner wanted to sell rather than to rent. Spring Term was drawing to a close and a house had not been obtained. The group requested Mr. Motts and Mr. Ulrey to assist them during the summer months. The proposal was made and accepted the members raise and turn over to Mr. Motts the $1,000 necessary to obtain a house on Albert Street which was under foreclosure by the owner of the land contract. This demonstration of confidence in themselves and the faculty advisors has been one of the essential foundation of all of the cooperatives from their beginning.
"During the summer months, 23 individuals raised and sent to Mr. Motts a total of around $1,700 to lift the land contract from the foreclosure proceedings and to pay the owner her equity and thus obtain control of the property. The legal formalities were consummated during late summer and the Elsworth House started operations for the Fall Term of 1940" (page 2).
Elsworth House was named in honor of R. H. Elsworth. He was with the Cooperative Research and Service Division of the US Department of Agriculture and spent a large part of his life assisting farm cooperatives. Later with the History and Statistics Section of the Cooperative Service Division of USDA. Co-op members searched to find people from Michigan who had made contributions of cooperatives.
Although I have not been able to verify this, Elsworth is purported to be the first student housing co-op in the US to actually own their own home. Although there were other student housing co-ops in the US before 1940 (notably at the University of Michigan in Ann Arbor, and University in Ithaca, New York,) Elsworth seems to be the first to actually purchase property and own their own building.
MORE ABOUT HEDRICK
In 1941, Hedrick House purchased a house also, and was thus able to moved from their leased quarters at 405 Abbott Street to 903 East Grand River (across from Mason and Abbott halls). This purchase of a larger house allowed for increased membership (from 16 to 24 people living there, and a similar increase in the number of boarders).
This new house was financed on a long-term basis through a contract, but the capital necessary for the down payment and new furniture was raised by loans from individual members. The house president for the first session in the new house was Don Goss, a business administration senior.
House members during the Fall 1949 session included:
| Name | Year | Position |
| Lou Buffham | Senior |
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| Ed Chamberlain | Senior | Secretary -President of ICC |
| Walt Chun | Senior |
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| Rudy Culik | Graduate | Educational Chair |
| Harold Day | Senior |
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| Bill Espie | Senior | Treasurer |
| Jim Fazio | Junior |
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| Lyman Freimans | Junior |
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| Wayne Geyer | Sophomore | Membership Chair |
| Don Ho | Junior |
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| Art Jarvis | Senior | House Manager |
| Lee Jolgren | Junior |
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| Bill Kennedy | Junior | Public Relations Officer |
| John Lenosky | Freshman |
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| Ed Lord | Sophomore |
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| Rusty McIntosh | Sophomore |
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| John Nara | Junior | Social Chair |
| Glenn Peterson | Graduate |
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| Jim Pollard | Junior |
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| Gerald Smith | Senior |
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| Bob Smith | Graduate |
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| Joe Sweeney | Senior | Corresponding Secretary |
| Russ Weaver | Senior |
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| Gil Whitney | Senior | Purchasing Agent |
| Dick Woelfle | Junior |
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| Harold Wong |
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| Paul Worthington | Junior |
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| Ray Yeutter | Senior |
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ELSWORTH HOUSE CHRONOLOGY FROM MOTTS PAGES 46-47
In February of 1940, discussions began among James Lyons, Ralph Newton, and Delmar Ruthig to form a group of students interested in living together while in college. By April, Wesley Bates, Don Doty, Bert Henke, Gerald Smith and John Wreford along with the first three decided to establish the second men's co-op at Michigan State. A group of 23 students had formed by May and agreed to raise at least $1,300 toward a down payment on a house and for purchase of used furniture (Motts, 46).
The advice and assistance of a faculty member was sought, and George Motts, Orion Ulrey's office mate, agreed to be the faculty advisor for the students. Motts continued to advise the co-op for many years.
June 24,1940, contracts for a house at 218 Albert Street were signed, and by September, 23 students had moved in. Over the next two months, the name Elsworth Cooperative House was selected, constitutions were drafted, and cooperative living began in earnest. The dedication dinner was held on November 17; the menu was Pickles, Baked Ham with Vanilla Sauce, Candied sweet potatoes, buttered peas, pineapple and cottage cheese salad, fruit jell-o and cake, coffee, milk, and candy. Elsworth became a corporation and was chartered for 30 years under Michigan P.A. 327 of 1931 (Motts, 46).
Near the end of 1941, the house members agreed to sell a portion of land at the rear of their lot to a neighbor, a dry cleaner. The $1,000 income from the sale helped solve several budgetary problems.
In 1942, George Motts, faculty advisor, entered the military service, and his position was filled by Dr. Henry Larzelere. Many students were entering the military service as well, so that by June of 1943, the co-ops were taken over by the University. By this time, most co-op members were in the military, and the university used the co-op houses to house troops who were trained on campus. During this time, the University paid taxes, mortgages and took care of maintenance and other issues. When Elsworth reopened in January 1945, there was money in the bank from the University's stewardship of the property (Motts, 47).
Orion Ulrey served as the faculty advisor to Elsworth until George Motts returned from the service in November.
Elsworth was the first of the co-ops to re-activate after World War II, and they assisted Hedrick House in restarting, and also organized Ulrey House. Further expansion was enabled when Elsworth purchased the house next door, permitting the house to expand to 46 members. Additionally, by 1947, Elsworth helped establish another co-op, Motts House.
By 1949, the members of Elsworth sold their houses to the City of East Lansing for $32,500. The city built a parking lot. Planning for the construction of a new house for Elsworth began with Mr. Charles Green, architect. Soon, the East Lansing Savings and Loan Association loaned $35,000 toward construction of the new house. Construction began, and on March 5,1951, the new Elsworth house at 711 West Grand River Avenue was formally dedicated (Motts, 47).
In 1955, the co-op purchased the three corner lots next to Elsworth.
| 1940 | February | 1940 February James Lyons, Ralph Newton and Delmar first discussed the idea of a group of students living together while at college. |
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| April | These three students, with Wesley Bates, Don Dotty, Bert Henke, Gerald Smith, and John Wreford decided to start the second men’s cooperative at MSU |
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| May | 23 students agreed to raise at least $1,321 by July 1 to make the first payments on a house and used furniture |
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| June 3 | Motts accepted their invitation to become faculty advisor of the new cooperative |
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| June 24 | Purchase contracts signed for house and furniture at 218 Albert Street. |
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| September | 32 charter members began operating as a house |
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| October | Chose the name Elsworth Cooperative House |
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| November | Constitutions of dual organizations were adopted |
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| November 17 | Dedication Dinner |
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| December 13 | Chartered for 30 years under Michigan P.A. 327 of 1931 |
| 1941 | November 18 | Agreement signed to sell 25 foot by 30 foot parcel at rear of lot for $1000 |
| 1942 | September | Dr. Henry Larzelere succeeds Dr. Motts, who entered military services in July |
| 1943 | April | Completion of first House Manual |
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| May | MSU solves house repair crisis |
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| June | House taken over by MSU until January, 1945 [everyone at War] |
| 1944 |
| House taken over by Army units training at MSU |
| 1945 | January | House reactivated by 25 students with help by Dr. Orion Ulrey as faculty advisor |
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| November | Dr. Motts returns as faculty advisor |
| 1946 | May | Elsworth House reactivates Hedrick House and organizes Ulrey House |
| 1947 | February 18 | Decision to buy the house next door as an annex, permitting growth to 46 members |
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| May | Organized Motts House |
| 1948 | April | Adoption of first systematic membership program |
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| November | Dr. Greer selected as one of the two faculty advisors |
| 1949 | April 18 | Houses sold to the City of East Lansing for $32,500 |
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| May 31 | Decision made by President Hannah that men’s cooperative houses at MSU would not have to have housemothers, ending a 9 month issue that threatened the closing of the houses |
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| October | Mr. Charles Green began working on architectural plans for the new house |
| 1950 | February 14 | East Lansing Savings and Loan Association loaned $35,000 toward the new house |
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| May | Construction began on the new house |
| 1951 | March 5 | Open house to formally dedicate the new house |
| 1954 | February | Adoption of the primary in the election procedure for House officers |
| 1955 | April 18 | Signed land contract for purchase of the three corner lots |
| 1957 | April | Decided that it would be house policy that a member would not become affiliated with a social fraternity while a member of the House. |
| 1959 | March | Comprehensive review and revision, where needed, of constitution and bylaws, House rules, and orientation book |
| 1963 | June | An exceptionally fine academic situation: 10 Elsworth members elected to Phi Kappa Phi and six graduates will begin graduate work, all on scholarships or fellowships. |
| 1964 | January | $2,200 transferred from the student corporation reserves to the House corporation and applied to reduction of the mortgage loan; the largest supplemental payment on the mortgage balance in Elsworth history. |
| 1965 | April | Final copy of “The Story of Elsworth House” was delivered to the Hartley Printing Company. One Thousand copies were ordered as the first of several projects to mark the 25th anniversary of Elsworth House. |
WORLD WAR II AND AFTERWARDS
Most of the male students left Michigan State during World War II. So the cooperative houses, along with most of the fraternities, were turned over to the College and used by the US. Army to house troops. Elsworth and Hedrick House reopened in 1945, occupied primarily by veterans who had returned from the War. Additionally, six more co-ops were opened between 1946 and 1949, due primarily to the increased demand for student housing created by hundreds of soldiers returning to school.
Elsworth house operated in 1942-43, but "growing wartime uncertainties and the necessity of adjusting itself to quickly changing conditions" were problems for the co-op. People were being drafted, and preoccupation with the war made academic efforts and work details less important to members (Motts 13). In fact, the House had members active in the Civil Defense Council on campus, and invested in campus bond and war stamp program.
"Since all male students except those in the 4F class would likely be in the service shortly after the end of the school year, the fraternity and men's cooperatives would be taken over by the University as dormitories for servicemen" (Motts, 13). This meant that the University paid bills, mortgages, taxes, utilities, etc., and so there was extra money when the war was over and Elsworth and Hedrick reopened in 1945.
Elsworth Members Robert French, William Lorenz, George Mattson, and Martin Smith died in World War II (Motts, 16).
In February 1946, the members of Elsworth learned that the house next door to theirs was for sale for $13,500 (Motts, 20). The members were interested and came up with three reasons to purchase the house. Elsworth could then house 46 instead of 34, so that there would be 28 people in the original house and 18 in the "annex." Since the street was zoned as commercial real estate, they thought that any future buyer would be willing to pay more per foot for a total width of 110 feet along the street than 55 feet. This purchase, then, should increase the market value of both houses should they sold in the future. [What was the other reason???]
WEDDINGS AND PARTIES AT HEDRICK
Hedrick Co-op saw its first wedding ceremony in 1947 when co-op member Thomas Karpovich married Marilyn Buhl in a ceremony in the living room. The service was officiated by the Reverend M.E. McCullough of the Peoples Church, and the attendants included Mrs. Elton Peigols, wife of an honorary house member, and Don J. Stogebar from Dearborn, a friend of the groom's from the Army. Guests and house residents were served refreshments after the ceremony, and Wesley Davey sang "I Love You Truly" and "The Lord's Prayer" to the newlyweds (Hedrick scrapbook, 3). October 22,1949, Hedrick celebrated its Tenth Anniversary with a big birthday celebration and dance. Members celebrated a successful battle against a new University requirement for placement of Housemothers in every group living house [See Housemother Ruling]. The Spartans played Penn State in football, and co-opers followed the game with a meeting of the Premier Student Housing Corporation. The following day a large dinner was held and guests attended a sing" afterward.
MEN'S CO-OP HOUSES BY 1949
| Founded | Name | Address |
| Winter 1940 | Hedrick House | 140 Haslett Street |
| Fall 1940 | Elsworth House | 711 West Grand River |
| Fall 1946 | Ulrey House | 532 Abbott Road |
| Fall 1947 | Motts House | 413 Hillcrest |
| Fall 1948 | House | 323 AnnStreet |
| Fall 1948 | All Nations House | ??? Abbott Street |
| Fall 1949 | Beal House | 208 Beal Street |
Gerald E. Smith, a co-op member, was responsible for the organization of three housing co-ops as well as the on-campus Red Cedar Cooperative Grocery Store.
All Nations House lasted only three years as a co-op, from 1948-1951. A number of causes are cited for its failure: the age of the house and its faulty plumbing, wiring, and fixtures; the shortage of skills of foreign students who made up 2/3 of the membership; and the membership of "individuals with many psychological maladjustments, who added disunity to the group." [p.2]
NAMES OF HOUSES
A word on the names of other houses. Orion Ulrey was a professor at MSU, and longtime faculty advisor to the co-ops. Bower house was named for a MSU student who died during W.W.II Mott house after George Motts, who received his Ph.D. in Horticulture and Economics at MSU in 1931, later joining the staff in Agricultural Economics; advisor to Elsworth house. Howland House was named for Arthur Howland and Extension Specialist in Agricultural Economics at MSU from 1926 to 1957. He assisted many cooperatives in legal, organizational, financial, accounting, and public policy problems. Beal House was named for Beal Street, where it was originally located.
THE STRUGGLE AGAINST HOUSEMOTHERS
On June 7, 1948, each co-op president received a letter from S. E. Crowe, Dean of Students informing them of a decision made by college administrators to require housemothers in all fraternities and co-ops by the beginning of the fall session of 1949. The administrators felt, "...that this program is constructive and […] will add much to the complete educational program of young men attending Michigan State College" (Housemother,1). The College agreed to pay one half of the salary of each housemother.
By the winter term of 1949, co-op members had prepared an extensive report detailing the reasons why housemothers were not appropriate for student housing co-ops. The report stated that a housemother would be harmful to a cooperative, since the "ideals, practices, and finances inherent in cooperative ownership" would be commandeered by a housemother. The value of house officer positions would be diminished, and the only services a housemother could provide in addition to the current system of operations included serving as a chaperone and providing interior decoration tips. Additionally, the cost of a housemother in each co-op house would eliminate any economic advantages currently enjoyed by co-op members. Each co-op would lose about $1900 annually by the addition of a housemother ($900 loss in food revenue, $500 in room rent since a housemother would take the space of 4 members per house, and a $500 salary to the housemother). The resulting cost to each co-op member was estimated at about $90 and an additional 1.4 hours on the work schedule for each member. These costs were in addition to initial costs of renovation and furnishing to create a suitable apartment in each co-op of $1691. The report also demonstrated that rumors of alcohol, unchaperoned women, and ill-mannered house members were unfounded.
The co-opers recommended an expansion of the duties of the faculty advisors to each co-op be expanded, that graduate students be installed in houses, and that each house have a member serve as a liaison between the co-ops and the college.
The college, however, held its ground and continued to insist that housemothers would be required. Fraternities were already implementing the program, since their national organizations also supported having housemothers.
After many meetings and correspondence between the co-ops and college administration, a compromise was reached. The following proposal was accepted by both:
That there be a full time addition of a member to the Office of the Dean of Students for the purpose of inspection, constructive criticism and discussion of the problems of the Houses. This is to be on a temporary basis for the next college year, 1949-1950. The proposal is to be permanent if proven a success at the end of the college year 1950. The Cooperatives will act jointly with the Office of the Dean of Students in the administration of this plan [Housemother,
The student newspaper, which had been following the story carefully, called it a "triumph in college-student relations" [Housemother, 70]
Mrs. Lurline Lee was the counselor for five years, followed by Miss Mabel Peterson until 1958, when a staff member of the Men's Division of the Office of the Dean of Students served as the liaison among co-ops, the University and faculty advisors. Eventually, the counselor position disappeared entirely.
MORE ABOUT HEDRICK HOUSE
Catastrophe struck Hedrick on January 1,1954, while the Spartans were playing the Rose Bowl, the co-op burned [cool photos in Hedrick scrapbook]. The cause was attributed to be an over-heated furnace. All 26 members were left homeless and many lost all of their personal possessions (including a veterinary student from Jamaica who lost all of his reference books and microscope). The College community responded quickly, however. The Christian Student Foundation held a benefit drive, other co-ops volunteered to feed members of Hedrick, and the YMCA opened their kitchens to them for lunch. Some of them ate at the College House. The East Lansing Merchants Association arranged for discounts at area stores. The co-opers lived in Quonset huts on campus set up to handle the large number of students returning from World War II.
By January 27, members of Hedrick bought and moved into another house at 335 East Grand River. The house, former home of the Delta Tau Delta fraternity, had eight rooms on each of two upper floors, and living, dining, study and kitchen spaces on the ground floor. Some of the members at this time included:
| Name | Year | Hometown | Position |
| Jim Ostler | Senior | Saginaw |
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| Alexander | Junior | Akron, Ohio |
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| Bert Osen | Junior | Saint Clare Shores |
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| John Cook | Sophomore | Oak Hill, West Virginia | Secretary |
By June 1956, the members of Hedrick were constructing a new house at 140 Haslett. This new co-op will house 25 people and opened for the fall 1956 session. Members will spend 5 hours per week on House Duty. At this time, Hedrick was one of seven men's cooperative houses.
By the late 1960s Hedrick's goals included establishing a newspaper to keep alumni informed of current house events, increasing newspaper and magazine subscriptions, maintain an average house grade point average of 2.5 or better. Hedrick offered spacious recreation areas and free snacks, and held the Intramural All-Sports Trophy.
MOVING AROUND
Co-op members sold Hedrick House (214 Albert Street) and Elsworth House (218 Albert Street) to the City of East Lansing for parking lot in 1950. By Fall 1950, members of Elsworth were in their new house at 711 West Grand River, and members of Hedrick House moved into another house on East Grand River.
The co-ops were gaining support both from the college and city communities, so that they became the first living groups at MSU to receive construction loans from the East Lansing Savings and Loan Association: the found that the co-ops were sound organizations due to the quality of their financial records and community performance. (Motts and Ulrey, 3).
WHAT THE FACULTY ADVISORS HAD TO SAY ABOUT CO-OPS
In their report to the University in 1960, and Ulrey wrote that they
"...have confidence in the cooperative plan as organized and operated at Michigan State University, and a belief that the members and groups would perform efficiently. Only a few social problems involving thoughtlessness and even fewer financial problem involving inefficiency have occurred during the total of 95 1/3 years of operations for the seven cooperative groups of men students.
"The members constantly demonstrated their financial honesty and efficiency. The active groups are entirely responsible for operating and maintaining their houses.
They decide on improvements, on the purchases of furniture and equipment, and obtain only limited assistance when they buy or construct a new house. They work with financial institutions to obtain loans, and with contractors over the details of construction. They certainly are proof that young men at Universities should be treated as mature citizens who are willing to accept responsibility and have the initiative and skills to fulfill the confidence imposed in them….
"The cooperative program for men students at MSU has been one of the most successful developments of like nature in the United States, judged both by financial and social values. The future prospects for further development of men's cooperatives at MSU will continue to be strongly affected by the degree of encouragement and support given the University administration as well as the foresight and energies of the members of the present houses." (Motts and Ulrey, 3).
THE COOPERATIVE PRINCIPLES
The cooperative principles in 1960, adapted to meet the needs of MSU students, are as follows:
1. Democratic control, as expressed in one member, one vote in all affairs.
2. Open membership, for every male student at the University who qualifies.
3. No racial, religious, political or cultural discrimination in the selection of members or in the activities of the group.
4. Limited rate of interest, or no interest, on membership capital.
5. Non-profit in nature, as each house operates on a cost basis.
6. Equal treatment and equal responsibility of all members; in charges, services, work duties, and concern about the welfare of the house and group.
7. Continuous education and constant growth: in efficiency of group processes, and in attitudes of individual members.
8. High standards of relationships: among members, among the houses, with other students, with the University faculty, with their neighbors, and with cooperators and educators outside the University.
The houses were first incorporated under Michigan's Cooperative Corporation Laws as non-profit, non-stock cooperatives. Interestingly, two of the co-ops had separate cooperatives for daily operations and real estate. They were also non-profit associations under the Federal Revenue Act. In case of dissolution, the co-ops assets are distributed by the direction of a faculty committee to further the development of student cooperatives at Michigan State.
STATISTICS FROM 1960
(all of this is from Motts and Ulrey, 6-?)
Management:
house officers include president or house manager, vice president or assistant house manager, treasurer,
steward, purchasing agent and secretary. standing committees include membership, planning, social,
and athletic.
Financing:
each house bought their house under a land contract (owner financing), so they could get started with small equity. The remaining $ for down payments were from loans from individual members.
How Money Worked:
"When new members enter the houses they make a membership loan to the house. This provides working capital, and the houses have a lien on such funds in case the member causes willful damage to the property or fails to make room or board payments. The amount of the loans varies among the houses, but usually approximates half a term's board and room rate. When members graduate or leave, their loans are retired. The new members in turn make loans to the cooperatives. This device for financing a portion of the total investment, also tends to increase the interest of the individual members in the houses. Graduating members of Elsworth frequently leave all or part of their loans to the house as an expression of appreciation and an evidence of a sense of trusteeship toward the house. This tradition has thus been mutually helpful to the members as well as to the house, which puts such funds into its capital improvements account.
"The land contracts usually bear a higher interest rate than mortgages, so after the equity has been increased to around 50% mortgage loans were obtained or adjustments are sometimes secured in the rate of interest. The results of the financial operations are shown later in the report." (Motts and Ulrey, 7)
THE INTER-COOPERATIVE COUNCIL
ICC was formed in 1946 "to discuss problems of common interests, to further contact among the houses, and to represent the cooperatives in certain functions of University students" (Motts and Ulrey, 8). Each house supplied two to four representatives to the Council, depending on the size of the membership.
ICC had four regular officers and chairmen for athletics, social affairs, and public relations. Members of co-ops compete in Intramural Games at the University, social programs such as dances and picnics are organized, and scholarship is rewarded all through the auspices of the Inter-Cooperative Council.
ICC is the sponsor of the following activities [Housemother]
1. The athletic committee conducts the sport program between the co-op houses.
2. The social committee sponsors inter-coop dances and parties in cooperation with the girls' houses.
3. The house officers are brought together on a functional basis to discuss their jobs.
4. It participates in many campus activities involving the houses.
5. It owns a paint sprayer and a mimeograph machine which it rents to members on a charge basis.
6. The public relations committee has the responsibility of bringing about a better understanding of the co-op houses among the faculty, the student body, and the cooperative leaders and educators of the state.
The ICC has many possibilities which have not been thoroughly explored such as: Leadership training, education of membership, uniformity of records, auditing, and analysis of comparative results [Housemother]
The Inter-Cooperative Council was originally intended to function as the cooperative equivalent of the Inter-Fraternity Council. Today, Inter-Cooperative Councils exist at the University of Michigan and the University of Texas at Austin.
They function there as the equivalent of the SHC: non-profit corporations which own and run student housing cooperatives.
HANNAH LETTER FROM APPROXIMATELY 1968
From a letter to prospective co-op members by John A. Hannah, President of Michigan State University:
"The University has consistently encouraged the co-operatives because they offered both a program for keeping living costs to a minimum and a valuable, unique education experience for their members.
"It is to the great credit of the co-operative houses that they have never betrayed the confidence placed in them, but maintained consistently high standards in every respect.
"For these reasons, I have no hesitation in recommending co-operatives to any student who can measure up to their high standards, and is willing to make his personal contribution to their long record of success."
AUDRE LORDE CO-OP
The MSU-Student Housing Corporation actually began functioning as a corporation in April of 1971. Though SHC owned four houses at this time, the first purchase was the house at 505 M.A.C. Avenue, the former Sigma Delta Tau sorority, which was purchased for $140,000. The house had been leased from the sorority for a year by Ulrey Co-op, which had been formed as an all-women's co-op in 1968. The house had a capacity of 32 people, and individual costs at the time were about $250 per term for room and board. This was slightly more expensive than the other co-ops, but seemed justified since Ulrey had the best kitchen, largest living room, and eleven bathrooms. House Membership Chairwoman Annette Ripplinger said that Ulrey was "an ecologically minded house because we recycle all newspapers, glass and cans--and we let Green Earth Food Co-op hold their meetings at the house" (from the State News, June 1, 1972.)
In 1982, the SHC Board of Directors authorized the sale of Ulrey Co-op. For some reason, it was not sold, but recolonized by new members. By 1985, co-opers at Ulrey had begun hanging out with Zolton Ferency, a "way cool radical who lived around the corner." To the disappointment of Orion Ulrey, the members of Ulrey changed their name to Zolton House in 1985.
In (what year), the co-op at 505 M.A.C. again changed their name, this time to reflect a change in the house philosophy. They became a feminist-based co-op, open to people of all sexual orientations, and changed the name to Audre Lorde, in honor of the black lesbian poet.
ABOUT ZOLTON FERENCY
Zolton Ferency was a political activist, high-profile faculty member at MSU, civil rights leader, lawyer, and long-time friend of the co-ops. He was born on June 30, 1922, and died on March 23, 1992.
Ferency was on the MSU faculty between 1971 and 1992. He became an associate professor in 1972, a full professor in 1981, and retired to a private law practice in July 1992.
He was Governor John B. Swainson's executive secretary from 1961 to 1963, and chairman of the Michigan Democratic Party from 1968 to 1968. A perennial political candidate, Ferency lost elections to be governor five times, lost elections to the state supreme court three times, and lost election to the state senate once. In 1991, Ferency was elected to the East Lansing City Council. He was a consummate civil libertarian, ACLU member, and always helped student interests (State News, "There's Only One Zolton." Long, Jackie. March 24, 1993).
He lived around the corner from the co-op at 505 M.A.C., and spent a lot of time at the co-op.
ORION CO-OP
Before purchase: (are these #’s accurate?) the following figures were calculated by (Jim Jones?) with contributions from agent Gene Dunham.
Purchase and remodeling:
Our offer $90K upper limit and tentative) $85,000
Remodeling (upper limit) $ 2,000
Kitchen Utensils $ ?
Furnishing major appliances (less value of existing appliances we won't need)
$ ?
TOTAL COST $90,000
Financing:
Gene expects to obtain a 15 mortgage at about 9%
140 Collingwood: The brick building of Hedrick House is to be refinanced for $45,000 plus the current balance, about $7,000. $45,000 is the approximate current balance on the land contract held by the current owners. Since the land contract is a t we prefer a mortgage at or about the same rate. This $45,000 constitutes our down payment.
501 M.A.C. The reason we can make an offer well below the list price ($103,000) is that we propose to offer cash for the whole deal. Given total expenses of $90,000, we would place a $45,000 mortgage on 505 M.A.C.
| Some rough figures: | (based on total costs of | financed as two 15 tear, 9% mortgages) |
| 140 Collingwood | Monthly Payment |
|
|
| on $45,000 | $456.42 |
Since Hedrick House is being refinanced, we are simply increasing the monthly payment and extending the current principal over the next 15 years. This should come out to an effective increase of $0.76 per SHC member per month.
501 M.A.C. Monthly Payment
on $45,000 $456.42
This payment is budgeted among the future residents of 501 MAC and for 30 residents in the eventual cooperative, comes out to $16.90 per person per month. Real property costs as a co-op projected at $27.43/ month for 30 residents. this is less than our average.
| Operating Costs for 501 MAC | Current Revenue |
| Net |
| Taxes $1,511 | Regular rent | for 9 months | $7,114 |
| Insurance $639 | $13,725 |
| (some costs, like taxes, may |
| Electric $556 |
|
| increase.) seems to be about |
| Water $457 | Summer rent at | for 3 months | $5,500 to Jim Jones |
| Water $1,427 $4,065 |
|
| |
| Financing $6086 | Total annual revenue: |
|
|
| Total: $10,676 | $17,790 |
|
|
| 1973 | November 28. Orion purchased. Began life as Tralfamadore Co-op (named for planet in Kurt Vonnegut's Slaughterhouse Five). |
| 1980 | Tralfamadore info sheet (pre-summer 1980 rate at about $490 per month for double or single (had 4 singles, 6 doubles, 4 apartments 2 people each.). apartments may be more or less depending on if one got food plan
|
|
| Had a piano, large color six meals a week, six hours of work per week. pets must be voted in capacity of 24 people. |
| 1983 | Tralfamadore resident 1983 Mark Crossley |
| 1989 | T-dore is granted Community Development Block Grant (through HUD) funds for new siding. |
| 1989 | Fall. Turned into an exclusively graduate student co-op and changed name to Orion. |
| 1990 | Orion fails as a grad stdt house and is reverted back to an "open membership" house. |
|
| Susan Taylor was the name of a member. So were Scott Courser, Mike Benzu, Karina Ricks. |
(Also in Orion Scrapbook is State News obit of Orion Ulrey).
mid 60s brochure thingie in Raft Hill Scrapbook
“Athletics play a dominant role in the scheme of things at Mott's House. The recent football season, for example, saw the bringing home of another block trophy, an undefeated regular season, a couple of broken bones, and two smashing victories in scrimmage over large, neighboring fraternity teams.
undoubtedly, you'll be double impressed after I've told you that ours is a house of just 13 members. Paddle ball, basketball, baseball, and having a ball at the Gables [what's this?] are also House specialties.
Motts is probably the most liberal and informal of the Co-ops, a trait which we believe makes it a nice place to live. Snacking is indulged in with great fervor by the members, for there are few restrictions. After a typical supper, the boys file upstairs, sprawl out in front of the T.V. (which serves as a night light also) and take in "The Twilight Zone." Informality at its best.
Our house's physical attributes may not be quite as impressive as those of our competitors at first glance… but upon careful investigation you'll discover that we have a spacious living room (with fireplace) adjoined to a TV. Room; we have a large party room, cozy bedrooms, a big wooded lot, and ample parking. About that party room ... this is supervised housing, of course!”
NEW COMMUNITY
1979 New Community was borned.
1980 Temp home at 437 Abbott.
February 21,1990 From the Pine Press and New Community Scrapbook
"New Community began as a movement in the late 1960's. They rented houses until 1978 when SHC purchased 415 and 425 Ann Street. The two houses (415 is the tiny house next to New Comm which is presently rented to displaceed Tralfamadorians) were originally part of the same co-op and shared a meal plan, and duties as any other house. However, being so separated (Can you imagine if your maintenance officer didn't even live in your house? It's hard enough to get things fixed!) the two eventually split apart and New Community became a single dwelling co-op.
In 1979, SHC received a HUD loan which allowed us to do major rehabilitation at New Community, build an addition at Atlantis, and purchase Woodside (oh joy!). So, New Commies were moved temporarily to 437 Abbott (we leased the house) until the work was finished. In 1981 New Community was reinstated at 425 Ann Street.
New Comm is usually considered to be one of the more conservative co-ops in the system. We were allowed, however, a glimpse of their wilder side a few weeks ago when the downstairs commons area was painted. Since then the New Community has repainted and reverted to their conservative image.
Howland House
(All from Thomas, Marc. "Face Lifting: Senior Plans to Kick Off Project to Rejuvenate 73 Year House Student Cooperative." The State News. Monday, April 13, 1987. p. 8.).
Ray Scurr, MSU Senior, wants to renovate Est. Cost $20K a – co-op can pay $5K. Mainly exterior. Design by Darius Moon, Lansing Architect. Built 1904 at corner of Abbott and Grand River. Moved to 322 Ann Street in 1926 when bank (now Bank One) was built. In 1985 it was moved again to current location at 415 MAC to make room for University Place.
Jane McClary is local History Librarian at the Library in Lansing.
(from Daniel Brink. "Home is Where the Co-op Is." The State News. March 9, 1989. p.8.
Howland was built for a wealthy shoe merchant in 1904. Called the Chester D. Woodbury house and MSU leased as a women's dorm. 1948, Howland House became a co-op.
Atlantis Purchase
June 22,1975
MSU-SHC had been leasing the property at 207 Street for two years before it offered to purchase it. The house is licensed for 23 people. In 1974, SHC offered to buy the property for $51,000, cash. The offer was accepted by the sellers, but the members turned it down when they realized that the house would have to be re-mortgaged to get the money: the voted to not allow SHC to take out a new mortgage on the house, based on the poor physical condition of the house. Since then, a lot of renovation and improvements have taken place, including addition of storms and screens, kitchen remodeling, purchase of commercial refrigerator, complied with city inspections (requirement of duplex receptacles, raised ceiling in 3rd floor bedroom, increase headroom on stairway to 2nd floor).
THE OFFER: The cash price would still be about $51K, but the mortgage market now makes that cash difficult to raise, and more expensive. SO the sellers offered a land contract about 3/4 of the price, with the price set at $57,000. land contract would have monthly payments of $500, with 9% interest. The starting balance would be $42,500. In addition, we would have to pay the down payment, taxes, insurance, and maintenance.
March 13, 1990
From the Pine Press (and Atlantis Scrapbook p.7).
The house was built in 1914 at a farm house for an apple orchard. In about 1950, it was a duplex. Later became the Phi Sigma Kappa house until 1971.
February 1972
SHC Leased the house @ 207 Bogue and it was colonized by disgruntled Hedrick residents. They named it Phunn House and had 22 people in 11 double rooms. (Some of them in the basement: called Gondwanaland). Renamed Bogue Street Co-op around 1973-4).
1975 SHC Bought it.
In 1979, thanks to a HUD loan, an addition (8 bedrooms and 5 bathrooms). members decided not to pay rent in '79-'80 school year. Accumulated over $18K in debt.
1981 Financial reorganization and re-opened as Atlantis.
SOURCES
Christensen, Carl Leonard. "An Epic History; Housemother Ruling 48-49." Report, 1950.
Kuhn, Madison. Michigan State: The First Hundred Years. East Lansing, Michigan: The Michigan State University Press, 1955.
House scrapbooks and SHC files
Motts, George N. The Storv of Elsworth House: 1940 -1965. East Lansing, MI: Michigan State University, 1965.
Motts, G. N. and Orion Ulrey. "Men's Cooperative Houses at the Michigan State University; 1939-1960."
Report to the of Agricultural Economics, May 1960.
Ulrey, Orion. "Cooperative Houses for Men at Michigan State University." Report to the Department of Agricultural Economics, July 1958.