A tenant of a farm, if his lease is terminated by any event which was uncertain, and which he could neither foresee nor control, is entitled to the annual crop which he sowed while his interest in and right to the farm continued.

If a lease be for a certain time, the enant loses all right or interest in the land or premises when that time comes, and he must leave, or the landlord may turn him out at once. But he is a tenant at will, if he holds over after a lease with consent, or occupies the land or house or store without a lease but with consent and an oral bargain; and a tenant at will cannot leave, nor can he be turned out, without a notice to quit. The law on this subject is not uniform. In general, however, it is this. If rent is payable quarterly, or not more frequently, then there must be a quarter's notice. If rent is payable oftener, then the notice must be as long as the period of payment. Thus, if rent is payable monthly, there must be a month's notice; if weekly, a week's notice. But the notice must terminate on a day when the rent is payable. may be given at any time, but operates only after the required interval or period between two payments. Thus, if a tenant whose lease terminates on the 31st of December holds over by consent, and pays rent quarterly, and the landlord wishes that he should leave the house on the last day of September, he may give notice on the preceding 30th day of June, or any day preceding that. But if he gives notice on any day before the 30th of June, the tenant will still have a right to stay until the 30th of September. Properly, the notice should specify the day, and the right day, when the tenant must leave; and should be in writing.

Where the rent is in arrear, the notice to quit may be more brief; the statutes of the different States vary on this point, but a frequent period is fourteen days. And if notice to quit is given because the rent is unpaid, it may be given at any time and will operate at the end of the period which the law desig nates; but it should specify the day on which the tenant must quit

A tenant may give notice of his intention to quit, and generally it will be subject to the same rules already stated in reference to the notice given by a landlord. A tenant should

give his notice to the party to whom he is bound to pay rent, or to an authorized agent of that party.

FIXTURES.

It is quite important that both tenant and landlord should have some knowledge of the law of fixtures; for this tells them what things the tenant may take away and what he cannot. For there are many things which a tenant may add, and afterwards remove, and many which he cannot remove. The method of affixing them may be a useful criterion, as it indicates the purpose of removal or otherwise. If with screws, or in such a way as to show that removal was intended, things may be taken away, when, if the same things were fastened more permanently, they could not be. In modern times the rule in favor of the tenant seems to extend as far as this: whatever he has added, and can remove, leaving the premises entirely restored and in as good order as if he had not removed it, that he may take away. Among the things held to be removable, in different adjudged cases, are these: ornamental chimneypieces; coffee-mills; cornices screwed on; furnaces; fire-frames; stoves; iron backs to chimneys; looking-glasses; pumps; gates; rails and posts; barns or stables on blocks.

Among those held not removable are these: barns fixed in the ground; benches fastened to the house; trees, plants, and hedges, not belonging to a gardener by trade; conservatory strongly affixed; glass windows; locks and keys.

But almost every one of these might be removable, or not, according to the intent of the parties, and the rule above stated, of removableness with or without injury.

If a man sells a house, the law of fixtures is construed far more severely against him than against a tenant who leaves a house; that is, the seller must permit the buyer to hold a great many things which an outgoing tenant might remove. Of course, a seller may take what he will from his house before he sells it, or make what bargain the parties choose to make about the fixtures. But if he makes no such bargain, and sells the house, he cannot then take from the house what a tenant whe put them there might take.

In favor of trade and manufactures, the law permits almost anything which was put in by a tenant for such purposes to be taken away, if the premises can be restored substantially to their original condition.

In most of the States leases for a term of more than one year must be in writing, otherwise they take effect only as tenancies at will, even as between the parties thereto.

In the following named States and Territories, such leases must be executed, acknowledged, and recorded in the same manner as deeds, otherwise they are invalid as against third parties without notice, viz. : Arizona, Arkansas, California, Colorado, Connecticut, Delaware, Idaho, Iowa, Kansas, Kentucky, Mississippi, Missouri, Montana, Nebraska, Nevada, North Dakota, Oregon, Rhode Island, South Carolina, South Dakota, Texas, Wisconsin.

In Florida, leases for more than two years must be recorded. In Indiana, Minnesota, New York, and Tennessee, leases for more than three years must be recorded.

In Kentucky, Virginia, and West Virginia, leases for more than five years must be recorded.

In Maine, Maryland, Massachusetts, and New Hampshire, leases for more than seven years must be recorded.

In New Jersey, leases for more than three years must be in writing.

In Pennsylvania, leases for more than three years must be in writing, and for more than twenty-one years must be recorded.

In New Mexico, Utah, Vermont, Washington, and Wyoming, leases must be executed and recorded in the same manner as deeds.

In North and South Dakota, leases of agricultural land are limited to ten years, those of city lots to twenty years.

The remarks in respect to the variety of forms which will be found at the close of the chapter on deeds of land, are equally

applicable to forms of leases, and should be read in connection

County of

in the year of our

Witnesseth, That I, (name and residence of the lessor) do hereby lease, demise, and let unto (name and residence of the lessee) a certain parcel of land, in the city (or town) of and State of with all the buildings thereon standing, and the appurtenances to the same belonging, bounded and described as follows (or, a certain house in said city, giving the street and number, with the land under and adjoining the same.)

(The premises need not be described quite so minutely or fully as is proper in a deed or mortgage of land, but must be so described as to identify them perfectly, and make it certain just what premises are leased.)

To Hold for the term of

yielding and paying therefor the rent of

day of

from the

day of

And said lessee does promise to pay the said rent in four quarterly payments on the (or state otherwise jusr when the payments of rent are to be made) and to quit and deliver up the premises to the lessor or his attorney, peaceably and quietly at the end of the term, in as good order and condition, reasonable use and wearing thereof, fire and other unavoidable casualties excepted, as the same now are or may be put into by the said lessor, and to pay the rent as above stated, and all taxes and duties levied or to be levied thereon during the term, and also the rent and taxes as above stated, for such further time as the lessee may hold the same, and not make or suffer any waste thereof; nor lease, nor underlet, nor permit any other person or persons to occupy or improve the same, or make or suffer to be made any alteration therein but with the approbation of the lessor thereto in writing, having been first obtained; and that the lessor may enter to view, and make improvements, and to expel the lessee, if he shall fail to pay the rent and taxes as aforesaid, or make or suffer any strip or waste thereof.

In Witness Whereof, The said parties have hereunto interchangeably Bet their hands and seals the day and year first above written.

Signed, Sealed, and Delivered in Presence of

(213.)

(Signatures.) (Seals.)

A fuller Form, with a Provision for Abatement of Rent.

This Indenture, Made this

of our Lord one thousand nine hundred and

day of

in the year

by and between

name and residence of lessor) and (name and residence of lessee)

Witnesseth, That the said (ame of lessor) does hereby lease, demise, and let unto the said (name of lessee) (describe the premises as directed in Form 211).

To Hold for the Term of day of

commencing the

A.D. one thousand nine hundred and

the said lessee or those claiming under him, yielding and paying rent therefor the sum of for each and every year, and after the same rate for

any part of a year.

And the said lessee, for himself, his heirs, executors, and administrators, does hereby covenant to and with the said lessor, and his heirs and assigns, that he or they will pay the said rent of in equal sums of

day of

and that he or they will pay

the first of which payments shall be made on the A D. one thousand nine hundred and rent after the same rate for such further time as he the said lessee, or those claiming under him, may hold the premises; that he or they will from time to time, upon request by the lessor, or his heirs or assigns, pay to them such sum or sums of money as shall be equal to the amount of the taxes and duties, and water-taxes, that shall be levied or assessed on the demised premises for each year and part of a year during the term aforesaid, and during such further time as the said lessee and those claiming under him may hold the premises; that he or they will not suffer nor commit any strip or waste in the premises; that he or they will not assign this lease, nor underlet the whole or any part of the premises, to any person or persons; and that no alterations or additions shall be made during the term aforesaid, in or to the same, without the consent of the said lessor, or of those having his estate in the premises, being first obtained in writing, allowing thereof; and also that it shall be lawful for the said lessor, and those having his estate in the premises, at seasonable times to enter into and upon the same to examine the condition thereof; and further, that he the said lessee, and his representatives, shall and will, at the expiration of said term, peaceably yield up unto the said lessor, or those having his estate therein, all and singular the premises, and all future erections and additions to or upon the same, in as good order and condition, in all respects (reasonable wearing and use thereof, and damage by fire, and other unavoidable casualties excepted) as the same now are, or may be put into by the said lessor or those having his estate in the premises.

Provided always, and these presents are upon this condition, that if the said rent shall be in arrear, or the said lessee or his representatives or assigns do or shall neglect or fail to perform and observe any or either of the above covenants hereinbefore contained, which on his or their part are to be performed, then and in either of said cases, the said lessor, or those having his estate in the said premises, lawfully may, immediately or at any ime thereafter, and while such neglect or default continues, and without further notice or demand, enter into and upon the said premises, or any part thereof, in the name of the whole, and repossess the same as of his