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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, Ken. tucky, 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 with the following forms.

(212.)

A Short form of a Lease. This Indenture, Made the

day of

in the year of our Lord one thousand nine hundred and

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

County 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

from the

day of yielding and paying therefor the rent of

And said lessee does promise to pay the said rent in four quarterly payments on the

day of

(or state otherwise jusı when the payments of rent are to be made) and to quit and deliver up tho 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 set their hands and seals the day and year first above written.

(Signatures.) (Seals.) Signed, Sealed, and Delivered in Presence of

(213.) A fuller Form, with a Provision for Abatement of Rent. This Iudenture, Made this

in the year of our Lord one thousand nine hundred and

by and between frame and residence of lessor) and (name and residence of lesseel

day of

day of

Witnesseth, That the said (same 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

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 the first of which payments shall be made on the day of A D. one thousand nine hundred and

and that he or they will pay 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 uime to time, upon request by the lessor, or his heirs or assigns, p.ay 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 cime thereafter, and while such neglect or default continues, and without further notice or devand, enter into and upon the said premises, or any part thereof, in the name of the whole, and repossess the same as of his

former estate, and expel the said lessee and those claiming under him, and remove his or their effects (forcibly if necessary) without being taken or deemed guilty of any manner of trespass, and without prejudice to any remedies which might otherwise be used for arrears of rent, or preceding breach of covenant.

And provided also, that in case the premises, or any part thereof, shall, during said term, be destroyed or damaged by fire or other unavoidable casualty, so that the same shall be thereby rendered u:.fit for use and habitation, then, and in such case, the rent hereinbefore reserved, or a just and proportionate part thereof, according to the nature and extent of the injuries sustained, shall be suspended or abated until the said premises shall have been put in proper condition for use and habitation by the said lessor, or these presents shall thereby be determined and ended at the election of the said lessor or his legal representatives.

In Testimony Whereof, The said parties have set their hands and seals on the day and year first above written, to this and to another instru. ment of like tenor and date.

(Signatures.) (Seals.) Signed, Sealed, and Delivered in Presence of

day of

19

day of

(214.) A Short Form of Lease, in use in the Western States.

This Indenture, Made this between (name and residence of the lessor) party of the first part, and (name and residence of the lessee) party of the second part, witnesseth that the said party of the first part, in consideration of the covenants of the said party of the second part, hereinafter set forth, do by these presents lease to the said party of the second part the following-described property, to wit (describe the property as directed in Form 211).

To Have and to Hold the same to the said party of the second part, from the

day of

19 to the 19 And the said party of the second part, in consideration of the leasing the premises as above set forth, covenants and agrees with the party of the first part to pay the said party of the first part, as rent for the same, the sum of

dollars, payable as follows, to wit (here state the times and terms of payment, much as in Form 211).

The said party of the second part further covenants with the said party of the first part, that at the expiration of the time mentioned in this lease, peaceable possession of the said premises shall be given to said party of the first part, in as good condition as they now are, the usual wear, inevitable accidents, and loss by fire excepted ; and that upon the non payment of the whole or any portion of the said rent at the time when the same is above promised to be paid, the said party of the first part may, at his election, either distrain for said rent due, or declare this lease at an end, and recover

.

day of

possession as if the same was held by forcible detainer: the said party of the second part hereby waiving any notice of such election, or any demand for the possession of said premises.

The covenants herein shall extend to and be binding upon the heirs executors, and administrators of the parties to this lease. Witness the hands and seals of the parties aforesaid.

(Signature of lessor.) (Seal)

(Signature of lessee.) (Seal.)

(215.) A Lease of City Property, in use in Chicago, This Indenture, Made this

in the year of our Lord one thousand nine hundred and

between (name of the lessor) of the city of

in the County of

and State of party of the first part, and (name and residence of the lessee) of the second part,

Witnesseth, That the said party of the first part, for and in considera: tion of the covenants and agreements hereinafter mentioned, to be kept and performed by the said party of the second part, or his executors, adminis. trators, and assigns, has demised and leased to the said party of the second part all those premises situate, lying, and being in the city of Chicago, in the County of Cook, and State of Illinois, and known and described as follows, to wit (here describe the premises as directed in Form 211).

To Have and to Hold the said above-described premises, with the appurtenances, unto the said party of the second part, and his executors administrators, and assigns, from the

in the year of our Lord one thousand nine hundred and

for and during and until the

in the year of our Lord one thousand nine hundred and

the said party of the second part paying rent therefor, as hereinafter stated.

And the said party of the second part, in consideration of the leasing the premises aforesaid, by the said party of the first part, to the said party of the second part, does covenant and agree with the said party of the first part, and his heirs, executors, administrators, and assigns, to pay the said party of the first part, at the house (or office or store) of the said party of the first part, numbered in Street, Chicago, or at the house or office of his assigns, as rent for the said demised premises, the sum of (st:te the whole annual rent) payable as follows (here state the times and terms of the pay. ments of rent).

And it is further agreed by the said party of the second part, in consideration of the leasing of the premises, that the said party of the second part shall and will pay, or cause to be paid, promptly, as soon as the same becomes due, au assessments for water-rents that may be levied upon said demised premises, during the continuance of this lease, by the Board of Water Commissioners of the city of Chicago, and save the said premises and the said

day of

day of

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