Soke mills or other

buildings.

So any building having any peculiar priprivileged vilege, is liable to be rated in a higher degree in proportion to the profit and advantage gained thereby; as a corn mill, having the exclusive right to the mulcture of all the corn and grain in a certain district, is rateable according to the value of the soke, besides the regular rate on the mill as a trade-building.

Machinery and buildings are

both rate

together

In a case tried before the king's bench, machinery was tenanted along with a buildable if let ing, at a certain rent for both; it was decided that the lessee, who had by lease to his under-tenant agreed to pay the rates, was rateable for both, notwithstanding personal property was not rated in the same parish. It was stated that the building without the machine was only worth two guineas per annum, and both together were rated at 367. There were other machines in the same building, which belonged to the under-tenant, and were not rated. The building and the machine together were considered one entire subject; being let under one contract, and yielding a certain

annual value during the currency of the lease. Two of the judges were also of opinion that the machine was rateable as personal property, and that the fact of personal property not being rated in the parish made no difference in the eye of the law; the question being whether the machine were rateable property. Thus it appears that the lessee should not have appealed against the rate for including his machine, but for omitting others; and that machinery is legally rateable as personal property. The question was not put whether the rate was equal; and the court thought it sufficient to decide the question brought before them, without entering into the equality of the

rate.

and other

property

rated.

It is generally agreed amongst occupiers Machinery not to rate personal property of any kind. personal Where it has been attempted, much con- not usually fusion and imposition have arisen; for it was found impossible to judge beforehand what might be the profit realized by the end of the year, or for several years to come. Besides, the rate would require alteration as

Steam power.

often as any machinery was worn out, removed or renewed, and overseers would have to be constantly on the watch to impose the rate immediately on its introduction. It is, therefore, an almost universal custom to rate manufactories, not according to the actual profits of the trade by the use of the machinery, but in proportion to the rent the buildings with their fixed engines are worth to a person wishful to carry on the trade there.

Steam-engines are rateable along with the buildings to which they are attached. The amount of rate is ascertained either by the average rent that may be obtained, or by a per-centage upon the outlay on their erection. When a steam-engine is erected, it is expected it will yield as good interest as if the money was expended in building a house, besides paying for coals, repairs, attendance, and reproduction of capital. The profits of using it rise and fall with the profits of trade, from which it would be difficult to estimate the rate, and the average annual value may be best ascertained by

putting so much per cent. upon the cost or value of the building and steam-engine added together. In townships containing a number of steam-engines, and in which steam power is rated, it is customary, after reckoning five or six per cent. on the cost or value of the engine, engine-house, and ground used therewith, to divide the amount by the number of horse-power usually exerted. This will give the annual value of one-horse-power, which may serve for ascertaining the rate of other engines in the same township, thus putting all on the same scale of value according to the extent of power made use of in each case. Of course, if buildings stand at one half or two thirds of their real value in the rate, the annual value of steam-power, thus ascertained, must be reduced to the same standard.

power.

The rate on water-power may be es- Watertimated by comparison with steam-power, making due allowance for difference of expences to which they are each liable. The natural advantages of a water-fall are

G

1

thus accounted for, or a per-centage may be allowed on the outlay of capital in erecting the building, and putting up the wheel and its appendages, and adding the annual value of the water-courses and dams. The latter will be more or less valuable according to the strength of the stream and its head and fall.

IMPROVEMENTS.

Property is rateable according to its improved

state.

means.

Poor-rates are laid on land and buildings in respect of the yearly profits which they yield, whether by natural or artificial Land is considered the principal subject of the rate; and any alteration which improves its value increases its rate. If a piece of land, with building upon it, be worth 201. a year, and rated at 15l., be so much increased in value by the erection of another building, the use of a medicinal spring, converting some of the ground into a reservoir or dock, or by any other means, as to be worth 801. a year, the rate must be