2. Proportional Rents.

We come now to the second mode of fixing rent, or that which makes it a certain proportion of the produce. On a superficial view, this mode may, perhaps, seem one of the least objectionable, as it guards, in some measure, against the disturbing effects of variations in the seasons ; for, supposing that the landlord receives as rent a fourth part of the produce, which amounts, in a good year, to 100 quarters and in a bad year to only 80, it is plain that 25 quarters in the former case are no greater, or are rather indeed a less, burden than 20 in the latter. It is contended, also, that a proportional rent cannot operate as any material check on the outlay on improvements. The tenant knows beforehand what proportion of the probable produce, arising from an improvement, will go to the landlord. Hence, he has only to consider whether it will yield, over and above this deduction, the ordinary rate of profit, and replace his capital during the currency of the lease. If it will do this, the fair presumption, we are told, is that the tenant will immediately set about carrying it into effect.

But, notwithstanding what is now stated, this mode of fixing the rent of land is probably the worst that can be devised, and it is difficult to suppose that the agriculture of any country in which it is adopted, can be in a really thriving condition. Practically speaking, tenants never make any considerable improvement, unless they are allowed to reap the whole advantage thence arising. It is in vain to contend that, as they know what proportion of the increased produce will go to the landlord, if the remainder be a due return on their capital, it will be for their interest to lay it out. Not one tenant amongst 100 would so act. There are always very considerable hazards to be run by improvers, and if to these were added the obligation to pay a half, a third, or a fourth part of the gross produce of improvements as rent, either none would ever be attempted by tenants, or none which required any considerable outlay, or where the prospect of a return was not very immediate. You cannot have a flourishing and improved system of agriculture, without securing the undisturbed possession of their farms to the tenants by leases of a reasonable length, and allowing them to reap, during their currency, the entire benefit of whatever improvements they may execute.

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