Poor-rates diminish rents.

Rate on land.

Rate on buildings.

Rents are in some measure regulated by the amount of poor-rates. An advance in poor-rates causes a diminution to the same amount in the value of rent; and the value of rent rises in proportion to the reduction in poor-rates.

The rent of a farm should be the sum which remains after deducting the average amount of all the necessary expences from the average value of the produce. A calculation for the purpose of ascertaining the average annual value of any farm would include a great variety of particulars, all of which would be liable to vary in different seasons and situations. In some seasons the crop is so deficient, and the prices of produce so low, that no rent can be cleared, although it must be paid; whilst, in others, crops are so bountiful, and prices so high, that much more than the rent is cleared. The medium betwixt these extremes forms

the proper subject of rate. The rent of buildings is a certain per centage on the capital invested in them, or their relative annual value compared with others in the

neighbourhood. The latter is the most common mode of fixing rents on buildings; their annual value depending so much on the demand for them in the particular situation in which they are placed. Their local advantages or disadvantages are of great consideration. Amongst the latter, the rates are of great importance, and form a drawback upon the rent, which is calculated upon by both landlord and tenant; and if, during occupancy, any serious alteration takes place in the amount of poorrates collected, the tenant has the same power to cause the rent to be settled as the landlord has to raise it; namely, by mutual agreement, or parting. But it may be observed, on the part of the tenant, that when he is fixed in possession of a farm, and has laid out considerable sums of money in improvements, he cannot leave it without loss until the value of those improvements is returned to him by additional profits. In the mean time, his crops may have failed, and the poor-rates may have risen much poor-rates higher than they were at the time of con- risen higher

D 4

Tenants do

not quit,

notwith

standing

may have

than expected.

tracting for the farm; as it generally happens they run the highest when the occupier is least able to raise money. Farmers living under a high rack-rent, which they are unable, through misfortunes and bad times, to raise, feel, in some measure, compelled to remain, in the hope of better prospects. They know that seasons and prices. are precarious, and live in hope of each succeeding year changing for the better. They can seldom give up without loss, especially in those seasons in which they experience distress. The interest of their capital is not sufficient to sustain them without employment; and few would be able to get a living in any other business, except as labourers. They can quit, it is true, and endeavour to take another farm, at a lower rent; but they must remain where they are until they meet with a suitable situation. This may take much time; and, during the interval, they are struggling with the old take, praying for a reduction of rent; but the landlord, probably, expects that his farms are let at

an average rent for a number of years, and may not be willing to grant relief for particular years, thinking that the unprofitable years may be balanced by those which have been, or may hereafter be, profitable. The burdens which most immediately oppress the farmer in such a situation, are rents and poor-rates; and, it is probable, he thus not only pays the poor-rates entirely out of his own capital, but part of the rent also ; and unless a favourable change takes place, his capital will be absorbed in these payments.

rise when

trade is

bad.

Unfortunately, many farmers are able to Poor-rates testify, by experience, that this is a faithful picture of their situations in the late depressed times. In some places tradesmen were so little employed, that poor-rates ran nearly as high as rents at a time, too, when agricultural produce sold at the very lowest price. The ruin of the farmer, in such a case, was almost inevitable, unless he had extraordinary resources. But it may be asked, who could foresee these distressing times, so as to guard against their

ruinous effects? as the thing was impossible, so was it not improbable, at their commencement, that circumstances might have happened the reverse of all this. Crops might have proved good, profits high, poor-rates low, and the tenant, in consequence, greatly benefited. Neither side can make any difference in the rent, on account of a trifling alteration in poorrates; but it is certain that their average amount ought to operate in diminution of the rent, as far as each can be ascertained. Poor-rates are of a fluctuating nature, and on entry each side have to consider what they are likely to be during the holding. Each run the risk of a rise or fall; and it is their own fault, or ill-luck, if their calculation exceeds or falls short of the reality.