to their opinion, the expiration of these short terms serves to remind the landlords of an increase of rent on the improvements made, without time being allowed to the tenants to reap the benefit of their previous exertions.

Much of the want of that spirit for improvement, so much complained of, is owing to the practice of augmenting the rent on any successful exertion or change made by the tenant. On several estates within my knowledge, the rents were augmented every third and fourth year after the improvement commenced; but the consequence of the last augmentation was a complete bar to farther exertions on the part of the tenants, who then saw no prospect of being allowed any benefit from their labours. Another practice equally

are safe from a removal while they conduct themselves with propriety, and are willing at the same time to augment their rents according to the times. In the latter they would be in anxious suspense, and in dread of removal at the end of each lease. Such is the manner of acting and thinking peculiar to landlords and tenants on the estates of honourable and judicious men, some of whom I have the happiness to call my friends, -and such also is the custom in many parts of England. A highly enlightened and respectable friend, a native of Yorkshire, has favoured me with the following communication: "The practice of letting farms to the highest bidder is unknown. It would be utterly destructive of that good faith that subsists between landlord and tenant. In Yorkshire, few gentlemen grant leases. It may be supposed that the want of leases impedes improvement, inasmuch as tenants are unwilling to lay out their capital upon an uncertain tenure. This may be true to a certain extent, but the good faith that subsists between landlord and tenant is a sort of relationship in which they stand to each other. They are not bound to observe each other's interest by leases or bonds of parchment; but they are bound by obligations of honour, of mutual interest, and reciprocal advantage. The right of voting at county elections gives the freeholder of forty shillings a high degree of importance and respectability in his own opinion, and in that of his landlord. He confers a favour on his superiors, and he has at least once in seven years the power of showing his independence, and of chastising the insolence or oppression of the rich. At a late county election, the popular candidate of a northern county waited on a shoemaker to solicit his vote. Get out of my house, Sir,' said the shoemaker: the gentleman walked out accordingly. You turned me out of your estate,' continued the shoemaker, and I was determined to turn you out of my house; but, for all that, I will give you my vote.""

incredible is gaining ground, and calculated to cause surprise in an enlightened age, with the example of Ireland as a warning, were we not accustomed to see many extraordinary things in the management of the poor Highlander. Landlords and their agents have employed middlemen, to whom they let a tract of country, with power to subset, on a rent of their own fixing, to the small tenants,—a system pregnant with misery and discontent, without one apparent advantage to the landlord, except the saving of trouble by collecting rent from one great middleman instead of thirty or forty small tenants.

But notwithstanding of these insulated cases, when we find, that in the southern highland districts, the natural course of improvements has led to the best results, the same might be expected in more northern counties, if the inhabitants were allowed the additional time rendered necessary by their greater distance from example, and suffered to reap the advantage of the new communications opened by the admirable roads, the construction of which does so much credit to the spirit and liberality both of the proprietors and of government, at whose joint expence they have been formed. It is hoped, therefore, that gentlemen will believe that Highlanders may acquire skill by experience, and a capital by their exertions and industry; and that they will also believe, that, although a numerous tenantry may consume more produce than one large establishment, humanity, and the poverty, misery, and perhaps crimes, resulting from their removal, ought not to be totally forgotten; nor a plausible theory of feeding an overplus of population, at the landlord's expence, be allowed to make them lose sight of the important fact, that their income is never so secure as when their farms are occupied by an economical, industrious, and well-principled people, a people who always attach so

The late Mr Campbell of Achallader, who, as I have already mentioned, was fifty-five years agent or factor to the late Earl of Breadalbane, often stated, that during this long period, a failure of payment was so rare,

much disgrace to a failure in the payment of rent, that, on a reverse of fortune having befallen a man, he comforted himself with this reflection, " I have one happiness, I have paid my rent, and have not lost credit with my landlord *."

and so much shame was attached to it, that when, by misfortune or accident, a person happened to be deficient, his friends or neighbours generally assisted him by a loan, or otherwise. The deficiency was never officially known to the chamberlain, except in cases of total bankruptcy, or roguery on the part of the tenant. I have the same good authority for stating, that of these the instances were very rare; and such was the mutual confidence, and such the honourable manner in which business was conducted, that no receipt for rent was ever asked. An account was opened for every tenant, and when the rent was paid, Achallader put the initials of his name below the sum credited. This was sufficient receipt for upwards of eleven hundred sums paid by that number of tenants under his charge. I know not whether this is more honourable to the noble proprietor, to the judicious management of his excellent chamberlain, or to the integrity and industry of the numerous tenantry. During that period there were several years of severe pressure, and particularly the autumns, from 1770 to 1774, were cold and wet, and very unproductive in the higher grounds, where the corn did not ripen for three successive harvests. I am informed by my friend Mr Stewart of Ardvorlich, a gentleman of the first respectability and intelligence, who succeeded Mr Campbell, that he experienced equal fidelity to their engagements on the part of the tenants, and that he never had a shilling of arrears while he had the management, which he resigned many years ago.

• A young artist, who has raised himself to the first eminence by his talents, painted, a few years ago, two pieces on a subject highly interesting to agriculturists. These he called Rent-Day, and Distraining for Rent. The latter was little known in the Highlands till introduced with the improvements; and Rent-Day, as it was held in former times, is no longer seen in what are called the improved districts. In former times, the collection of rents was a kind of jubilee, when the tenants on great estates attended, and spent several days in feasting and rejoicing at fulfilling their engagements with their landlords, and in offering grateful libations to their honour and prosperity. Perhaps things are differently managed now, and the irregularity of payment renders general meetings impossible. But in Yorkshire, as I am informed by a friend to whom I owe very interesting communications, "The good custom of Rent-Day Dinners still continues to be observed, when all the tenantry on the estate assemble in the hall of the landlord's mansion, and are regaled with roast beef, plum-pudding, and home-brewed ale, and the Squire's health is drank with affectionate enthusiasm. In ancient families it is still customary for the landlord to

This is a principle worth preserving, and a more honourable security for good payments than distraining for rents, and other modes much too common; for it is no uncommon thing to see a tenant's whole stock under sequestratration, without liberty to dispose of an article, unless by consent of the landlord, who orders an examination of the stock and produce at certain periods, and what is marketable to be disposed of for the rent. Will it be credited, that such a system can be pursued, and that men, who thus act towards their tenants, complain of their indolence and want of spirit to improve-under sequestration, and an annual warning to remove ?

After so long a disquisition on a most painful subject, I now turn to one of a more agreeable nature;-the exertions made of late years to remedy, or rather to restrain the progress of those evils which press so heavily on the natives of the Highlands. These efforts, and the examples shown by individuals, have done much; but having avoided the mention of names, either in approbation or the reverse, I shall now follow the same rule, and merely notice public bodies. Among these the high respectability of the members of the Highland Society of Scotland ;-the judicious discrimination preside in person, but in more refined modern establishments, the steward takes the head of the table. The annual appearance at this table is a subject of honest pride. The absence of a tenant is considered ominous of his declining credit. Not to appear at the rent-day is disgraceful. The conversation at these dinners is on the best breed of cattle, and the best modes of husbandry. They have given rise to agricultural societies. Thus emulation, good neighbourhood, respectful attachment to landlords, and friendly feelings towards each other, are promoted. The man who would offer a higher price for his neighbour's farm, or endeavour to supplant him, could not show his face at the Rent-Day Dinner; and the landlord who would accept such an offer at the expence of an old and respectable tenant, would be held in contempt by many of his own rank, and in abhorrence by his tenantry. Such, I believe, are the implied conditions between landlord and tenant; and how soon the increasing progress of luxury and extravagance may produce rapacity and extortion it is impossible to say; but hitherto the respect paid to good faith, and the value attached to good character, have prevented those melancholy and cruel effects which have been so severely felt in many of the northern parts of the island."

and spirit with which its objects are carried into effect ;the benefits it has conferred ;-and the liberal and impartial manner in which its premiums are distributed;—justly entitle this patriotic body to high estimation, and render it the most eminently useful of any public association ever connected with the Highlands.

"The Highland Society of Scotland derives its origin from a number of gentlemen, natives of or connected with the Highlands, assembled at Edinburgh in the year 1784. That meeting conceiving, (as the words of their own resolutions express,) that the institution of a Highland Society at Edinburgh would be attended with many good consequences to the country, as well as to individuals,' determined to take the sense of their countrymen on the propriety of such an institution. A numerous meeting of such gentlemen as a residence in or near Edinburgh allowed of being called together, was assembled. They warmly approved of the measure; agreed to become members of such a society; proceeded to the nomination of a President, Vice-Presidents, and Committee; and having thus far embodied themselves, wrote circular letters to such noblemen and gentlemen as birth, property, or connection qualified, and, as they supposed, might incline to join in the formation of such an establishment, inviting them to become members of the proposed society."

The original objects of the Society were, an inquiry into the present state of the Highlands and adjacent isles, with the condition of their inhabitants, the means of their improvement by establishing towns and villages, roads, and bridges, advancing agriculture and extending fisheries, introducing useful trades and manufactures, and by an exertion to unite the efforts of the landlords, and to call the attention of Government towards the encouragement of these useful purposes. The Society also proposed to pay attention to the preservation of the language, poetry, and music of the Highlands. These were the original objects

Introduction to the first volume of "Transactions and Essays of the Highland Society," by Henry Mackenzie, Esq. one of the Directors.