taining those conveniences, which are most suitable to the wants of the occupier.

actually

Notwithstanding the legal principle of The rent rating be to tax the annual value, and that

;

the rent actually paid appears to be a proof of what the property will yield; yet it will be found, on the slightest investigation, quite unreasonable to apportion rates according to rents artificially raised above their proper standard. If rates were laid, in any instance, according to excessive rackrent, the tenant, who is so unfortunate as to labour under it, would be twice a sufferer; both the rent and rate would oppress him and instead of contributing, agreeably to the act, according to his ability, would be excessively rated because he was excessively rented. The fair annual value is difficult to ascertain; but most probably exists in the medium betwixt the two extremes of low rents under lease on the one hand, and high rents under yearly tenures on the other. This conclusion suggests the propriety of the next mode of valuing for the rate; which, on account of its equality to

paid is not

a fair cri

terion of value on

the annual

which the

rate should

be fixed.

Principle of laying the rate.

How the

rate of

be esti

mated.

all rate-payers, is most commonly adopted; namely,

By valuation of the profit to be derived from occupation, if the property be a farm; and by comparison with an average of the rents charged upon similar property, if the subject rated be used for the purposes of trade, convenience, or pleasure.

In rating the land of a township, where farms may the occupiers are chiefly farmers, one way of estimating the average rent different soils are worth, is, by deducting all the expences and outgoings of cultivating an acre of the best soil, from the average value of its produce; then deduct 5 per cent. on the capital employed, and 10 per cent. as a reasonable profit for the farmer's 'exertions, the remainder will probably be the fair annual value. The same may be done by one acre of the worst land in the township, and the intermediate qualities may be fixed by comparison. Due allowance must, at the same time, be made for land lying at a distance from the homestead, and other disadvantages, which vary according to local

circumstances. Another plan is, to deduct all the expences of management from the average value of the produce, and then divide the remainder betwixt the landlord and tenant; the one-half for rent, and the other half for interest of the tenant's capital and a maintenance for his family, and profit. In many cases only a trifling dif ference will be found in the result of these two modes of ascertaining the annual value; they both arrive as near the truth as any method yet discovered.

farms and

grass land.

Grazing farms and grass land require a Grazing different calculation. They are managed at so little labour and expence, that onethird of the net profit is a fair remuneration for the tenant, and the two-thirds paid as rent will be found, on comparison, to correspond with the rent fixed on arable land of similar soil. On this account grass land may be safely included in the valuation of the farm, on the same scale as soils of equal quality under the plough. In estimating rent, grass land bears a higher value than arable land of the same quality. The

Rate of land must vary ac

cording to

situation.

sward belongs to the proprietor, therefore the value of it is part of his property or capital made use of by the tenant, for which interest or rent is due. But the tenantright of arable land is the tenant's capital. This remark, however, can only apply to a valuation of the rent. In estimating the annual value for the rate, it is of no consequence to whom the sward belongs, the tenant being rateable for soils according to their relative quality and value, without reference to any other consideration.

Soils which are naturally fertile, such as loams and rich clays, with a mixture of quality and lighter soil, are the most valuable; and, if in a good situation, should bear the highest rate. There is a regular gradation in soils, from the richest alluvial loam, to the most barren heath; and the difference in their composition is so minutely varied, that no rule can be formed, by which their relative value can be exactly ascertained. All that can be done in this way is, after fixing a rate for the best and worst soils, to judge of the intermediate qualities by comparison,

and vary the rate according to the apparent difference in their value. Due regard should be paid to the advantages or disadvantages of situation; as it often happens that land of indifferent quality near a town is worth twice as much rent as land of better quality situated half a mile from home. A corresponding difference should be made in the rate.

and gar

dens.

Land appropriated to orchards and gar- Orchards dens is, in general, let at higher rents than when in pasture, or under the plough. It is then put to more profitable purpose; more hands are employed in its care and cultivation; and, of course, there is a greater chance of labourers gaining settlements, and becoming chargeable to the parish. The fair average rent which orchards or gardens command, is the criterion for fixing the rate; in ascertaining which, due allowance should be made for the great expences of labour and manure, and the consequent greater risk in the produce being unprofitable, or wasted, from the dif