Of Leases. 19 



terms, for all the parties concerned. Under the security of such a 

 term, the tenant can afford to give more rent for his laud ; he can spend 

 money on improvements, with the confidence of reaping the benefit 

 of them ; and, by the consequent increase of produce, his profits will 

 be advanced in proportion to the sum he has expended, considera- 

 tions in which the interests of the landlord, the tenant, and the 

 public, are all involved *. In general, unless where great improve- 

 ments are necessary, a lease of about 20 years is perfectly sufficient 

 for the security of the tenant ; and it is a great advantage, both to 

 him and to the landlord, that, at the end of such a period, the state 

 of the farm should be examined, the improvements that have been 

 made in it ascertained, and those that may still be executed, pointed 

 out. Granting leases also, is greatly in favour of raising rents, and 

 consequently of promoting industry to pay them. When there is no 

 lease, there is little more reason for raising the rent at one period than 

 another. 



3. If a farm is almost in a state of nature, and requires inclosing, 

 liming, draining, and other expensive improvements, a lease of 25 years 

 may be sufficient ; but if a considerable sum is to be expended for 

 erecting or repairing a house and offices, a lease of at least 30 years 

 may be necessary, to allow the improving farmer or his family a fair 

 and adequate return for his expenditure. Perhaps there is no species 

 of lease more advantageous to the agriculture of a country, than a 

 long one given on a farm that requires extensive improvements. A 

 spirited tenant, who improves such a farm, considering his risk, 

 trouble, and expenses, is well entitled to more than mere remunera- 

 tion or ordinary profit. In some cases, therefore, leases to the ex- 

 tent of even 50 or 60 years have been granted, and have produced 

 great improvements in the cultivation of barren land. They are pe- 

 culiarly beneficial both to the landlord and his femily, when there are 

 periodical rises of rent every ten or twelve years -j-. The security 

 of a long lease gives scope to a variety of permanent improvements, 

 and the rise of rent, in moderation, is a spur to exertion J. 



4. Leases for a single life, are far from being favourable to improve- 

 ment, though there is something benevolent in the idea, that a farmer 

 is not to be removed during his life. When the exact length of a 

 lease is fixed, the tenant makes his arrangements accordingly, and he 

 lays out his capital early, in the expectation of having a greater return, 

 before the termination of the lease, than if he were more dilatory in 

 his exertions ; but when the period depends upon his own life, he is ap- 

 prehensive, that if he spends a large sum of money, the benefit of it 

 may be lost to himself and his family, from the uncertainty of human 

 existence. He lays out no part of his capital, therefore, but in the ex- 

 pectation of immediate returns, and as age advances, he becomes the 



* Kent Report, p. 48. 



f Aberdcenshire Report, p. 90 



\ Husbandry of Scotland, vol. ii. p. 212. This goes upon the supposition, 

 that the national currency will progressively depreciate; which is the case in 

 its natural state. 



