192 WHEAT PRODUCTION IN NEW ZEALAND 
state, and year by year only comparatively small areas 
were cultivated, the rest being devoted to pastoral 
farming. The general aspect of the country was any- 
thing but inviting, for settlement was sparse, there being 
only the homestead and a few houses—or rather, huts— 
seattered at considerable distances over the area. 
The contrast presented by the same land now is, 
indeed, remarkable. Where before were wide stretches 
of tussocky downs with a few sheep wandering over 
them, and a field of wheat or oats here and there, one 
now sees on all sides signs of marked activity. All the 
way up the valley are smiling homesteads, each almost 
within hailing distance of its neighbour. The persever- 
ance, enterprise, and diligence of the tenants have 
completely changed the whole aspect of the country. 
Every available piece of ground has been earefully 
cultivated and yields good crops of cereals, hay, or 
turnips. Mixed farming is in operation with great 
success, and so absorbed is the tenant in the fostering 
of good agriculture and the provision of conditions 
antagonistic to soil exhaustion, that the casual observer 
would at once conclude that he was the sole owner of 
the land; indeed, very often it is the half-yearly rent 
alone, which reminds the tenant himself that he is not 
the owner. Moreover, the standard of comfort on these 
farms is high, while the facilities afforded for social 
enjoyment add much to the pleasures of rural life. 
From observation of other similar estates in various 
parts of the country, the same impression of industry 
and activity is made on the observer. 
The beneficial effects of this land tenure system, 
unfortunately, are greatly modified by the wholly 
inadequate provisions for the re-valuation of the land 
at short intervals. The adoption of these provisions was 
the only step required to render the system completely 
