Farming of Oxfordshire. 
259 
they ]<now that in six months' time it is possible for them to be 
removed, and another will tlicn enjoy the benefit of their im- 
provements if they have made any. " Without the certainty of 
occupying his farm for such a time as he may reaj) the advantage 
of his outlay, no man can be justified in investing his capital or 
borrowing money to improve the estate of another." Arthur 
Young says in his Report, " The year-to-year system retains 
great power in the hands of the landlord, but it is the most ex- 
pensive folly they can be guilty of." Leases granted without 
discrimination may injure the landlord, and the land be none the 
better. It is quite possible to secure all the disadvantages ol long 
leases and reap none of the benefits. A bad tenant with a lease 
is a great burden on an estate : he is like the dog in the manger ; 
his lease keeps others out who would do something, while he 
himself does nothing. But if leases are discarded as objection- 
able, compensation clauses for unexhausted improvements might 
be appended to every agreement. Proper covenants of this 
nature and twelve months' notice to quit are perhaps better than 
long leases. There are in Oxfordshire many instances where 
tenants have lived under good landlords all their lives. Some 
families have rented land for generations, especially under col- 
leges. In the south of the county the name of a most respect- 
able and worthy yeoman can be traced in the parish to the days 
of the Norman conquest. These are beautiful instances in which 
honourable men have confidence in each other more binding than 
any law ; but in very many parts of the county this mutual con- 
fidence does not exist. 
Too many of the estates of the country are managed by law- 
yers, who, having no knowledge of farming, bind the tenantry 
with antiquated and stringent conditions, injurious to them 
without any compensating benefit to the proprietor. But there 
is also much land under the stewardship of agents, themselves 
excellent farmers, and who for integrity and practical ability 
cannot be surpassed. On these estates the able management of 
such men promotes confidence and good feeling between the 
landlord and the tenant ; and while enterprising farmers are left 
unembarrassed by absurd restrictions, the true interests of the 
landlord are never lost sight of. 
Tenancies usually commence on New Michaelmas-day. The 
covenants between the out-going and in-coming tenants are by 
no means satisfactory. Tlie outgoing tenant may enter on the 
wheat-lands in August, and has half the stable from that date : 
but at Michaelmas, when the new tenant airives, the old occu- 
pant gives up only half the house. He retains the other moiety, 
a portion of the stable, all the barns, sheds, and yards till the 
following May or June. The out-going tenant of course threshes 
