these presents does give, grant, alien, enfeoff, release, convey, and confirm unto the said party of the second part and his heirs and assigns forever, all

[Here insert a minute and carefully prepared description of the property granted, and refer by volume and page to the deed of the property to the grantor, under which he holds it.] TOGETHER with all and singular the tenements, hereditaments, and appurtenances thereunto belonging or in anywise appertaining, and the reversion and reversions, remainder and remainders, rents, issues and profits thereof. And also, all the estate, right, title, interest, property, possession, claim, and demand whatsoever, of the said party of the first part, of, in, and to the same, and every part and parcel thereof, with their and every of their appurtenances. To have and to hold the said hereby granted and described premises, and every part and parcel thereof, with the appurtenances, unto the said party of the second part, and his heirs and assigns, to his and their only proper use, benefit, and behoof forever.

IN WITNESS WHEREOF, The said party of the first part has hereunto set his hand and seal the day and year first above written.

HENRY A. WILSON. [SEAL.]

A LANDLORD is the owner of real estate who hires or lets his property to another person for a valuable consideration. The person who occupies rented property is called the tenant. The agreement between the landlord and the tenant stating the terms upon which the latter occupies the property is called the lease. The person granting the lease is called in law the lessor; the person to whom the lease is made is known as the lessee.

Leases should be written. No particular form of words is essential, but the lease should state in the clearest manner the terms and conditions of the agreement, so that nothing may be left to dispute between the landlord and tenant. The law does not recognize verbal promises as binding. Therefore the lease

must state explicitly all the covenants between the parties. No matter how bad the condition of a house, the landlord is under no legal obligation to make the necessary repairs unless he sees fit to do so. The lease should therefore contain a clause providing for the necessary repairs.

Under an ordinary lease, should the house be destroyed by fire the tenant must continue to pay the rent, because the law looks upon the land as the principal thing leased, and the house as merely secondary. So also, if the tenant

agrees to "return and redeliver the house at the end of the term, in good order and condition, reasonable wear and tear excepted," he is bound by this agreement to rebuild the house should it be destroyed by fire. At present all well. drawn leases provide that the rent shall cease in case the house shall be destroyed or rendered uninhabitable by fire or any other unavoidable calamity. A similar clause is also inserted with regard to the return of the house. Such a clause in a lease relieves the tenant of the obligation to rebuild the house, even though it should be burned through his own carelessness or that of his

servants.

Where the landlord desires to prevent his tenant from subletting a part or the whole of the premises, he must provide for it in the lease. A person holding a lease which does not contain this prohibition can sublet at his pleasure.

The lease should definitely state the period for which it is given. If no time is specified, the tenant can hold the property for one year, but no longer. A tenant-at-will cannot vacate the property without giving notice of his intention, nor can he be put out without being given notice of the landlord's desire to regain possession of the property. The laws in the various States are quite uniform as to the time of notice required. If the rent be payable quarterly, three months' notice must be given. If it be payable at more frequent periods, then the notice must equal in length the period of the payment. If the rent is payable monthly, a month's notice is sufficient; if weekly, a week's notice will

answer.

A lease given for a specified time, as one year, expires at the end of that time, and the tenant may leave without giving notice, or the landlord may put him out without notice.

A lease should be recorded, whether the law requires it or not. Such record binds a subsequent purchaser of the property to assume all the obligations of the former landlord as expressed in the lease.

A lease should be drawn in duplicate, and each party to it should retain a copy.

Where a tenant is induced through the wilful misrepresentations of a landlord to lease property, and thereby suffers loss or inconvenience, he can deduct the amount of his damages from the rent, and the landlord is bound to bear the loss.

A landlord, in accepting a new tenant in place of the original holder of the lease, cancels by this act the original lease.

A tenant is not bound to make repairs unless he agrees to do so. The landlord can, however, require him to keep the roof and the windows in good order, so as to protect the house from injury by rain.

A tenant is not bound to pay the taxes on the property he occupies unless he expressly agrees to do so.

In case a lease contains a clause forbidding the tenant to sublet the property,

and the tenant, in spite of this, does sublet it, the landlord may either hold the tenant for the rent and for such damages as he may sustain by such subletting, or he may enter upon the property and take possession of it, and termi. nate the lease. He may avail himself of either remedy, but not of both.

When the rent is in arrear, a brief notice to quit may be given. The average period in the several States is fourteen days. It must specify the day on which the tenant must leave.

A tenant of a farm is bound to cultivate the land in the ordinary way required by good and careful husbandry and the custom of the neighborhood in which the farm is located. Any departure from such customs should be stipulated for in the lease.

If the lease of a farm is terminated by any event which the tenant could not foresee or control, he is entitled to the annual crop which he sowed while the lease was running.

Should the tenant purchase the property before the expiration of the lease, such purchase terminates the lease, as it vests him with all the former owner's rights.

A tenant is responsible for any injury a stranger may sustain by reason of his failure to keep the premises in good condition; as, by not keeping the covers of his vaults sufficiently closed, so that a person walking in the street falls through or is injured thereby. If he repairs or improves the building, he must make such provision as will ensure the safety of the passers-by, or he is responsible for such injuries as they may suffer in consequence of his neglect. Should a person lease a house and use it for immoral purposes, he forfeits the lease by such act.

All improvements of a permanent character made by the tenant upon property leased by him become the property of the landlord, and cannot be removed. Fences, out-houses, etc., are regarded as belonging to the land, no matter who puts them there. There are things, however, that a tenant can add, and afterwards remove. The general rule is that the tenant may remove whatever he has placed upon the property that can be taken away, leaving the premises in as good condition as when he received them. Among these are ornamental chimney-pieces, coffee-mills, cornices screwed on, furnaces, fireframes, stoves, iron backs to chimneys, looking-glasses, pumps, gates, rails and posts, out-buildings set on blocks and not fixed in the ground.

Form of Lease in General Use.

THIS AGREEMENT Witnesseth, That Robert A. Walker doth hereby let unto Thomas W. Green, the dwelling and lot of ground thereunto belonging situate on High street, east of Main street, Germantown, Philadelphia, Pennsylvania, for the term of one year, from the tenth of April, Anno Domini one thousand eight hundred and eighty-one, at the rent of one thousand dollars per annum, payable in equal portions on the tenth day of each and every month during said term; and the said lessee doth hereby bind himself, his heirs, executors, and administrators, and covenant and promise to pay to the said lessor, his heirs, or assigns, the said rent, in the propor

ions and at the times aforesaid; and the said lessee, his executors, and administrators, shall and will not at any time during the said term, let or demise, or in any manner dispose of the hereby demised premises, or any part thereof, for all or any part of the term hereby granted, to any person or persons whatever, nor occupy nor use the same in any other manner than as a dwelling for his family, without the consent and approbation in writing of the said lessor, his heirs, or assigns, first had for that purpose; and at the expiration of the said term, shall yield up and surrender possession of the said premises, with appurtenances, unto the said lessor, his heirs or assigns, in the same good order and condition as the same now are, reasonable wear and tear thereof, and accidents by fire and other casualties excepted; and the said lessee, his executors and administrators, do hereby agree that all the personal property on the premises shall be liable to distress; and also all personal property, if removed therefrom, shall, for thirty days after such removal, be liable to distress, and may be distrained and sold for rent in arrear; the said lessee, his executors and administrators, hereby waiving all right to the benefit of any laws now made, or hereafter to be made, exempting personal property from levy and sale for arrears of rent; and if the said lessee shall in any particular violate any one of his said promises, or fail to comply with any of the conditions of this lease, or notice given under the terms hereof, then the said lessor may cause a notice to be left on the premises of his intention to determine this lease; and at the expiration of ten days from the time of leaving such notice this lease shall absolutely determine, and said lessor may re-enter on the demised premises, or proceed to recover possession of the same by legal means, and in the same manner and with the same remedies as if legal notice to quit had been given three months previously. It is further agreed, that, in case the said lessee shall hold over and remain in possession of said premises after the expiration of said term, then the said lessee shall be considered as tenant for another year upon the same terms and conditions as are above specified, and so on from year to year until legal notice is given for removal.

IN WITNESS WHEREOF, The said Robert A. Walker and Thomas W. Green have hereunto set their hands and seals this tenth day of April, Anno Domini 1881.

Form of Lease Generally Used in the Western States.

THIS INDENTURE, Made this first day of May, 1881. between David Flint, of the city of Rich. mond, State of Indiana, party of the first part, and Alexander Holmes, of the city and State aforesaid,

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: the brick dwelling and certain parcel of land, situated on the south side of Church street, between Ninth and Tenth streets, and known as No. 920 Church street.

TO HAVE AND TO HOLD the same to the said party of the second part, from the first day of lay, 1881. to the first day of May, 1882. And the said party of the second part, in considera, tion 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 six hundred dollars, payable as follows, to wit: in equal sums of fifty dollars on the first day of each and every month, payable at the residence or place of business of the said party of the first part.

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 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 adminis trators of the parties to this lease.

Witness the hands and seals of the parties aforesaid.

Sealed and delivered in presence of

JAMES THOMAS,

WILLIAM MILLER.

DAVID FLINT.

[SEAL.]

ALEXANDER HOLMES. [SEAL.]

Form of Lease of a Farm and Buildings.

THIS AGREEMENT, Made this first day of January, 1881, between Roger Sherman, of Chester county, State of Pennsylvania, party of the first part, and Truman Dodson, of the county and State aforesaid, party of the second part,

WITNESSETH, That the said Roger Sherman lets, and the said Truman Dodson agrees to take and hold of him as tenant all that parcel of land, with the buildings and improvements appertaining and belonging to it, situate

[Here insert an accurate and careful description of the property.]

From the first day of February next ensuing, upon the terms following, that is to say:

Said tenant shall be deemed a tenant from year to year;

That said tenant enter and take possession of said premises on the first day of February next; That either party may determine the tenancy by a notice in writing, three months before the expiration of any year from the first day of February next preceding;

That said tenant shall go out of possession at the expiration or determination of his term; That the rent of said premises shall be five hundred dollars per annum, payable in half-yearly payments on, etc., and on, etc., without deduction on account of any tax or assessment now in existence or hereafter to be imposed, except, etc., which is to be paid by the said Truman Dodson;

That the said tenant agrees to cause the following repairs to be made, viz., [Here state the repairs agreed upon,] and to keep the buildings in tenantable repair;

That said tenant agrees to keep the gates and fences in good repair, said tenant finding rough timber or fencing stuff;

That said tenant shall not lop or cut any oak, etc., on the estate, except such as have usually been lopped, and those only to be used for making and repairing the fences to the estate, etc.;

That said tenant shall not mow any grass or meadow land above once in any one year of his tenancy, and if he breaks up any old meadow or old pasture land, unless with the said landlord's consent, in writing, then he shall pay the further yearly rent of three dollars for every acre so broken up, and after that rate for any part of an acre;

That said tenant may crop the arable land in each year as follows, viz.: one equal third part thereof with wheat or barley, one other equal third part with beans, peas, clover, or oats, etc., and the remaining third part to lie in fallow;

That said land shall not be cropped with wheat twice, or barley twice, in any period of three years;

That said tenant shall use and consume on the farm all hay and straw made and grown

thereon.

That said tenant shall use and spread dung and manure arising or made on the farm, in such