The systems of cultivation, which we have now glanced over in review, certainly cause the earth to produce, by the hands of temporary cultivators, when the permanent advances have been made; but they absolutely discourage such cultivators from making those permanent advances which, as they give a perpetual value to property, cannot be laid out except by those with whom that property is destined to continue. Legislators in general, altogether occupied with preventing the alienation of immovables, and preserving great fortunes in great families, have dreaded lest such an alienation might clandestinely be brought about by a lease, for a long term, and without return. They have eagerly attempted to defend the rights of proprietors against proprietors themselves; they have guided that class of people by forfeits and resolutory clauses; they have fixed upon a short term for farm leases; they seem continually repeating to the cultivator: "This land, on which you work, is not yours; acquire not too much affection for it; make no advances which you might run the risk of losing; improve the present moment, if you can, but think not of the future; above all, beware of labouring for posterity."
Besides, independently of legislative errors, it belongs to the very nature of a farm lease never to allow the farmer to take as much interest in the land as its proprietor. It is enough that this lease must have an end, to induce the farmer, as this end approaches, to care less about his fields, and to cease laying out money for improving them. The metayer, with smaller power, at least never fears to improve the land committed to him as much as possible; because the conditions of his lease are invariable, and he is never dismissed except for bad behaviour. The farmer, again, is liable to be dismissed directly in consequence of his good management. The more he has improved his farm, the more will his landlord, at renewing the lease, be disposed to require an augmentation of rent; and, besides, as part nf the advances laid out by the cultivator, on the ground, create a perpetual value, it is neither just nor natural that they should be made by one whose interest is merely temporary. The farmer will carefully attend to the fields and meadows, which, in a few years, are to give him back all his advances; but he will plant few orchards; few high forests in the north; few vineyards in the south; he will make few canals for navigation, irrigation, or draining; he will transport little soil from one place to another; he will clear little ground; he will execute, in short, few of those works which are most conducive to the public interest, because they found the wealth of posterity.
None of those labours, on which the increase of the whole national subsistence depends, can be undertaken, save by a proprietor, rich in movable capital. It is not the preservation of great fortunes that concerns the nation, but the union of territorial fortunes with circulating ones. The fields do not flourish in the hands of those who have already too much wealth to watch over them, but in the hands of those who have enough of money to bring them into value. Territorial legislation ought, therefore, without ceasing, to strive that movable capital be united with fixed; property which we call personal with property which we call real. Legislation, over almost all the world, has striven to do quite the contrary.
