RELATIONS BETWEEN LANDLORDS AND TENANTS 333 



prosperity of an estate : beside being, in the first instance, unfriendly 

 to the interests of proprietors ; inasmuch as they lower the fair rental 

 values of their lands. 



" Some years ago, on perceiving the antipathy which had gone forth 

 among men of fortune, against granting leases for long terms, and 

 being well aware of the disadvantages of annual holdings, it occurred 

 to me that agreements for occupying from three years to three years, 

 instead of from year to year, would be an eligible species of tenancy : 

 or, which is the same thing, granting leases for six years certain ; 

 with a condition that if neither party give notice to quit, before the 

 expiration of the first three years, then the term to be prolonged to 

 nine years; and so on, from three years to three years . . . until 

 three years after notice has been duly given, by either party to the 

 other. 



" This gives room for a tenant 'to turn his hand in,' and a loose to 

 his exertions. He has, in reality, a fresh lease of six years granted 

 him, every third year. This is sufficient to encourage him to keep 

 his lands, continually, in a husbandlike state. And if he execute, at 

 his own expense, any of the higher improvements, such as [improving 

 waste lands, etc.] it is but reasonable that he should have, whenever 

 he may quit his farm, an equitable remuneration for the remainder 

 of such improvements. Thus, the tenant is placed on sure ground. 

 He may till, manure, and improve, with much the same confidence, 

 as if the lands in his occupation were his own property. 



" In return for such advantages, the tenant cannot refuse to cove- 

 nant, that, during the last three years of his term, he will manage his 

 farm in a husbandlike manner, and, at the end of the term, will leave 

 it in such a state of cultivation and repair, as will induce a good tenant 

 to take it, at a full rent ; or suffer the proprietor to put it in such a 

 state, at his (the outgoing tenant's) expense. 



" An estate which is under lease, on these principles, and under 

 attentive management, cannot be let down to an unprofitable state. 

 It must continually remain under a regular course of husbandry, 

 and in a state of cultivation and repair. If the acting manager do 

 his duty, even the changing of tenants cannot interrupt its prosperity. 

 The incoming tenant (under attentive management) steps into his 

 farm, with the advantages that he would have enjoyed, had it been 

 under his own direction for the three preceding years. 



" But, with a lease on this principle, and with a proper choice of 

 tenants, removals can rarely happen. What superintendent, who 



