RISKS TO THE STATE 239 



farm works are on quite a different scale when carried 

 out by a cultivating owner. Lord Harrowby^ estimates 

 that for estates, in a fairly good position to start with, 

 at least 20 per cent must be deducted from the gross 

 rental for general upkeep, including expenses of agent, 

 fire insurance, and dilapidations. But of course the 

 price which a purchaser would pay would be based on 

 the net rental. This difference between the gross and 

 net rentals would be for the benefit of the purchaser, 

 and his yearly instalment being less than his previous 

 rent, a margin would exist for the purpose of the up- 

 keep of his holding. Substantial improvements must 

 be considered separately, seeing that for the outlay 

 on these the tenant is charged as a rule 5 per cent, 

 and often more. 



Small repairs the cultivating owner would get done 

 by his own staff ; larger repairs he would get done as 

 cheaply as possible ; structural alterations or new 

 structures he would have carried out to his own plan, 

 exactly to suit his wants, and at a minimum cost. 

 Moreover, the product of his outlay, little or much, 

 would remain his own. 



The late Lord Wantage, who was an ardent advo- 

 cate of the principle of men owning the land they 

 cultivate, said, with regard to this point : "In my own 

 case I am certain that the buildings I put up, which 

 are practically little better, would cost me twice as 

 much as the buildings that would be put up by a small 

 proprietor on his own land. Then, in the event of the 

 slightest repairs having to be made — if, for instance, a 

 tile falls off or a gate gets out of order — the tenant 

 sends for a carpenter at five shillings a day, whereas a 



* If all the outgoings of large estates were reckoned it would probably 

 be found that the average was much higher than Lord Harrowby's estimate. 



