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Sharecropping is a legal arrangement with regard to agricultural land in which a landowner allows a tenant to use the land in return for a share of the crops produced on that land. Sharecropping has a long history and there are a wide range of different situations and types of agreements that have used a form of the system. Some are governed by tradition, and others by law. The Italian '' mezzadria'', the
French French (french: français(e), link=no) may refer to: * Something of, from, or related to France ** French language, which originated in France, and its various dialects and accents ** French people, a nation and ethnic group identified with Franc ...
'' métayage'', the
Catalan Catalan may refer to: Catalonia From, or related to Catalonia: * Catalan language, a Romance language * Catalans, an ethnic group formed by the people from, or with origins in, Northern or southern Catalonia Places * 13178 Catalan, asteroid #1 ...
''
masoveria A masoveria contract is a Catalan institution dating back to the tenth century and still in wide practice. It is a form of sharecropping by which the owner of a rural farm commissions a natural person (''masover'', or tenant farmer) to work in t ...
'', the Castilian ''mediero'', the Slavic ''połowcy'' and ''izdolshchina'', and the Islamic system of ''muzara‘a'' (المزارعة), are examples of legal systems that have supported sharecropping.


Overview

Sharecropping has benefits and costs for both the owners and the tenant. Under a sharecropping system, the landowner provided a share of land to be worked by the sharecropper, and usually provided other necessities such as housing, tools, seed, or
working animal A working animal is an animal, usually domesticated, that is kept by humans and trained to perform tasks instead of being slaughtered to harvest animal products. Some are used for their physical strength (e.g. oxen and draft horses) or for ...
s. Local merchants usually provided food and other supplies to the sharecropper on credit. In exchange for the land and supplies, the cropper would pay the owner a share of the crop at the end of the season, typically one-half to two-thirds. The cropper used his share to pay off his debt to the merchant.Ronald L. F. Davis "The U. S. Army and the Origins of Sharecropping in the Natchez District—A Case Study" ''The Journal of Negro History'', Vol. 62, No.1 (January 1977), pp. 60–8
in JSTOR
/ref> If there was any cash left over, the cropper kept it—but if his share came to less than what he owed, he remained in debt. Farmers who farmed land belonging to others but owned their own mule and plow were called tenant farmers; they owed the landowner a smaller share of their crops, as the landowner did not have to provide them with as much in the way of supplies. In this system, the landowner encourages the cropper to remain on the land, solving the harvest rush problem. Since the cropper pays in shares or portions of his harvest, owners and croppers both share the risks and benefits of harvests being large or small and of prices being high or low. Because both parties benefit from larger harvests, tenants have an incentive to work harder and invest in better methods than, for example, in a slave plantation system. However, by dividing the working force into many individual workers, large farms do not benefit from
economies of scale In microeconomics, economies of scale are the cost advantages that enterprises obtain due to their scale of operation, and are typically measured by the amount of output produced per unit of time. A decrease in cost per unit of output enables ...
. Though the arrangement protected sharecroppers from the negative effects of a bad crop, many sharecroppers (both white and black) remained quite poor.


Advantages

Sociologist Jeffery M. Paige made a distinction between centralized sharecropping found on cotton plantations and the decentralized sharecropping with other crops. The former is characterized by long lasting tenure. Tenants are tied to the landlord through the plantation store. This form of tenure tends to be replaced by paid salaries as markets penetrate. Decentralized sharecropping involves virtually no role for the landlord: plots are scattered, peasants manage their own labor and the landowners do not manufacture the crops. This form of tenure becomes more common when markets penetrate. Some economists have argued that sharecropping is not as exploitative as it is often perceived. John Heath and Hans P. Binswanger, contend that "evidence from around the world suggests that sharecropping is often a way for differently endowed enterprises to pool resources to mutual benefit, overcoming credit restraints and helping to manage risk." Sharecropping agreements can be made fairly, as a form of tenant farming or sharefarming that has a variable rental payment, paid in arrears. There are three different types of contracts. #Workers can rent plots of land from the owner for a certain sum and keep the whole crop. #Workers work on the land and earn a fixed wage from the land owner but keep some of the crop. #No money changes hands but the worker and land owner each keep a share of the crop. It also gave sharecroppers a vested interest in the land, incentivizing hard work and care. American plantations were, however, wary of this interest, as they felt that would lead to African Americans demanding rights of partnership. Many black laborers denied the unilateral authority that landowners hoped to achieve, further complicating relations between landowners and sharecroppers. Landlords opt for sharecropping to avoid the administrative costs and shirking that occurs on plantations and haciendas. It is preferred to cash tenancy because cash tenants take all the risks, and any harvest failure will hurt them and not the landlord. Therefore, they tend to demand lower rents than sharecroppers.Sharecropping and Sharecroppers, T J Byres Another possible benefit to sharecropping is that it enables women to have access to
arable land Arable land (from the la, arabilis, "able to be ploughed") is any land capable of being ploughed and used to grow crops.''Oxford English Dictionary'', "arable, ''adj''. and ''n.''" Oxford University Press (Oxford), 2013. Alternatively, for th ...
, albeit not as owners, in places where ownership rights are vested only in men.


Disadvantages

The practice was harmful to tenants with many cases of high interest rates, unpredictable harvests, and unscrupulous landlords and merchants often keeping tenant farm families severely indebted. The debt was often compounded year on year leaving the cropper vulnerable to intimidation and shortchanging. Nevertheless, it appeared to be inevitable, with no serious alternative unless the croppers left agriculture. A new system of credit, the crop lien, became closely associated with sharecropping. Under this system, a planter or merchant extended a line of credit to the sharecropper while taking the year's crop as collateral. The sharecropper could then draw food and supplies all year long. When the crop was harvested, the planter or merchants who held the lien sold the harvest for the sharecropper and settled the debt. Sharecropping has more than a passing similarity to
serfdom Serfdom was the status of many peasants under feudalism, specifically relating to manorialism, and similar systems. It was a condition of debt bondage and indentured servitude with similarities to and differences from slavery, which develop ...
or
indenture An indenture is a legal contract that reflects or covers a debt or purchase obligation. It specifically refers to two types of practices: in historical usage, an indentured servant status, and in modern usage, it is an instrument used for commercia ...
, particularly where associated with large debts at a plantation store that effectively ties down the workers and their family to the land. It has therefore been seen as an issue of
land reform Land reform is a form of agrarian reform involving the changing of laws, regulations, or customs regarding land ownership. Land reform may consist of a government-initiated or government-backed property redistribution, generally of agricultura ...
in contexts such as the
Mexican Revolution The Mexican Revolution ( es, Revolución Mexicana) was an extended sequence of armed regional conflicts in Mexico from approximately 1910 to 1920. It has been called "the defining event of modern Mexican history". It resulted in the destruction ...
.


Regions

Historically, sharecropping occurred extensively in
Scotland Scotland (, ) is a country that is part of the United Kingdom. Covering the northern third of the island of Great Britain, mainland Scotland has a border with England to the southeast and is otherwise surrounded by the Atlantic Ocean to ...
,
Ireland Ireland ( ; ga, Éire ; Ulster-Scots: ) is an island in the North Atlantic Ocean, in north-western Europe. It is separated from Great Britain to its east by the North Channel, the Irish Sea, and St George's Channel. Ireland is the s ...
and colonial
Africa Africa is the world's second-largest and second-most populous continent, after Asia in both cases. At about 30.3 million km2 (11.7 million square miles) including adjacent islands, it covers 6% of Earth's total surface area ...
. Use of the sharecropper system has also been identified in England (as the practice of "farming to halves"). It was widely used in the
Southern United States The Southern United States (sometimes Dixie, also referred to as the Southern States, the American South, the Southland, or simply the South) is a geographic and cultural region of the United States of America. It is between the Atlantic Ocean ...
during the
Reconstruction Reconstruction may refer to: Politics, history, and sociology * Reconstruction (law), the transfer of a company's (or several companies') business to a new company *''Perestroika'' (Russian for "reconstruction"), a late 20th century Soviet Unio ...
era (1865–1877) that followed the
American Civil War The American Civil War (April 12, 1861 – May 26, 1865; also known by Names of the American Civil War, other names) was a civil war in the United States. It was fought between the Union (American Civil War), Union ("the North") and t ...
, which was economically devastating to the southern states. It is still used in many rural poor areas of the world today, notably in
Pakistan Pakistan ( ur, ), officially the Islamic Republic of Pakistan ( ur, , label=none), is a country in South Asia. It is the world's List of countries and dependencies by population, fifth-most populous country, with a population of almost 24 ...
,
India India, officially the Republic of India (Hindi: ), is a country in South Asia. It is the List of countries and dependencies by area, seventh-largest country by area, the List of countries and dependencies by population, second-most populous ...
, and
Bangladesh Bangladesh (}, ), officially the People's Republic of Bangladesh, is a country in South Asia. It is the eighth-most populous country in the world, with a population exceeding 165 million people in an area of . Bangladesh is among the mo ...
.


Africa

In settler colonies of colonial Africa, sharecropping was a feature of the agricultural life. White farmers, who owned most of the land, were frequently unable to work the whole of their farm for lack of capital. They, therefore, had African farmers to work the excess on a sharecropping basis. In South Africa the 1913
Natives' Land Act The Natives Land Act, 1913 (subsequently renamed Bantu Land Act, 1913 and Black Land Act, 1913; Act No. 27 of 1913) was an Act of the Parliament of South Africa that was aimed at regulating the acquisition of land. According to the ''Encyclopæd ...
outlawed the ownership of land by Africans in areas designated for white ownership and effectively reduced the status of most sharecroppers to tenant farmers and then to farm laborers. In the 1960s, generous subsidies to white farmers meant that most farmers could afford to work their entire farms, and sharecropping faded out. The arrangement has reappeared in other African countries in modern times, including
Ghana Ghana (; tw, Gaana, ee, Gana), officially the Republic of Ghana, is a country in West Africa. It abuts the Gulf of Guinea and the Atlantic Ocean to the south, sharing borders with Ivory Coast in the west, Burkina Faso in the north, and Tog ...
and
Zimbabwe Zimbabwe (), officially the Republic of Zimbabwe, is a landlocked country located in Southeast Africa, between the Zambezi and Limpopo Rivers, bordered by South Africa to the south, Botswana to the south-west, Zambia to the north, and ...
., Centre for Applied Social Sciences, University of Zimbabwe and Land Tenure Center, University of Wisconsin–Madison, March 2003 (200Kb PDF) Economic historian Pius S. Nyambara argued that Eurocentric historiographical devices such as 'feudalism' or 'slavery' often qualified by weak prefixes like 'semi-' or 'quasi-' are not helpful in understanding the antecedents and functions of sharecropping in Africa.


United States

Prior to the Civil War, sharecropping is known to have existed in
Mississippi Mississippi () is a state in the Southeastern region of the United States, bordered to the north by Tennessee; to the east by Alabama; to the south by the Gulf of Mexico; to the southwest by Louisiana; and to the northwest by Arkansas. Miss ...
and is believed to have been in place in
Tennessee Tennessee ( , ), officially the State of Tennessee, is a landlocked U.S. state, state in the Southeastern United States, Southeastern region of the United States. Tennessee is the List of U.S. states and territories by area, 36th-largest by ...
.Charles Bolton,
Farmers Without Land: The Plight of White Tenant Farmers and Sharecroppers
", ''Mississippi History Now'', March 2004.
Robert Tracy McKenzie,
Sharecropping
, ''Tennessee Encyclopedia of History and Culture''.
However, it was not until the economic upheaval caused by the
American Civil War The American Civil War (April 12, 1861 – May 26, 1865; also known by Names of the American Civil War, other names) was a civil war in the United States. It was fought between the Union (American Civil War), Union ("the North") and t ...
and the end of slavery during and after
Reconstruction Reconstruction may refer to: Politics, history, and sociology * Reconstruction (law), the transfer of a company's (or several companies') business to a new company *''Perestroika'' (Russian for "reconstruction"), a late 20th century Soviet Unio ...
that it became widespread in the South.Joseph D. Reid, "Sharecropping as an understandable market response: The postbellum South." ''Journal of Economic History'' (1973) 33#1 pp. 106–130
in JSTOR
/ref> It is theorized that sharecropping in the United States originated in the Natchez District, roughly centered in Adams County, Mississippi with its county seat, Natchez. After the war, plantations and other lands throughout the South were seized by the federal government. In January 1865, General William T. Sherman issued
Special Field Orders No. 15 Special Field Orders, No. 15 (series 1865) were military orders issued during the American Civil War, on January 16, 1865, by General William Tecumseh Sherman, commander of the Military Division of the Mississippi of the United States Army. They ...
, which announced that he would temporarily grant newly freed families 40 acres of this seized land on the islands and coastal regions of Georgia. Many believed that this policy would be extended to all former slaves and their families as repayment for their treatment at the end of the war. In the summer of 1865, President
Andrew Johnson Andrew Johnson (December 29, 1808July 31, 1875) was the 17th president of the United States, serving from 1865 to 1869. He assumed the presidency as he was vice president at the time of the assassination of Abraham Lincoln. Johnson was a De ...
, as one of the first acts of Reconstruction, instead ordered all land under federal control be returned to the owners from whom it had been seized. Southern landowners thus found themselves with a great deal of land, but no liquid assets to pay for labor. Many former slaves, now called
freedmen A freedman or freedwoman is a formerly enslaved person who has been released from slavery, usually by legal means. Historically, enslaved people were freed by manumission (granted freedom by their captor-owners), emancipation (granted freedom ...
, having no land or other assets of their own, needed to work to support their families. A sharecropping system centered on
cotton Cotton is a soft, fluffy staple fiber that grows in a boll, or protective case, around the seeds of the cotton plants of the genus '' Gossypium'' in the mallow family Malvaceae. The fiber is almost pure cellulose, and can contain minor pe ...
, a major
cash crop A cash crop or profit crop is an agricultural crop which is grown to sell for profit. It is typically purchased by parties separate from a farm. The term is used to differentiate marketed crops from staple crop (or "subsistence crop") in subsist ...
, developed as a result. Large plantations were subdivided into plots that could be worked by sharecroppers. Initially, sharecroppers in the American South were almost all black former slaves, but eventually cash-strapped indigent white farmers were integrated into the system.Eva O'Donovan, ''Becoming Free in the Cotton South'' (2007); Gavin Wright, ''Old South, New South: Revolutions in the Southern Economy Since the Civil War'' (1986); Roger L. Ransom and David Beckham, ''One Kind of Freedom: The Economic Consequences of Emancipation'' (2nd ed. 2008) During Reconstruction, the federal
Freedmen's Bureau The Bureau of Refugees, Freedmen, and Abandoned Lands, usually referred to as simply the Freedmen's Bureau, was an agency of early Reconstruction, assisting freedmen in the South. It was established on March 3, 1865, and operated briefly as a ...
ordered the arrangements for freedmen and wrote and enforced their contracts. American sharecroppers worked a section of the plantation independently, usually growing
cotton Cotton is a soft, fluffy staple fiber that grows in a boll, or protective case, around the seeds of the cotton plants of the genus '' Gossypium'' in the mallow family Malvaceae. The fiber is almost pure cellulose, and can contain minor pe ...
,
tobacco Tobacco is the common name of several plants in the genus '' Nicotiana'' of the family Solanaceae, and the general term for any product prepared from the cured leaves of these plants. More than 70 species of tobacco are known, but the ...
,
rice Rice is the seed of the grass species '' Oryza sativa'' (Asian rice) or less commonly ''Oryza glaberrima'' (African rice). The name wild rice is usually used for species of the genera '' Zizania'' and '' Porteresia'', both wild and domesticat ...
,
sugar Sugar is the generic name for sweet-tasting, soluble carbohydrates, many of which are used in food. Simple sugars, also called monosaccharides, include glucose, fructose, and galactose. Compound sugars, also called disaccharides or do ...
, and other
cash crop A cash crop or profit crop is an agricultural crop which is grown to sell for profit. It is typically purchased by parties separate from a farm. The term is used to differentiate marketed crops from staple crop (or "subsistence crop") in subsist ...
s, and receiving half of the parcel's output. Sharecroppers also often received their farming tools and all other goods from the landowner they were contracted with.Mandle, Jay R. Not Slave, Not Free: The African American Economic Experience Since the Civil War. Duke University Press, 1992, 22. Landowners dictated decisions relating to the crop mix, and sharecroppers were often in agreements to sell their portion of the crop back to the landowner, thus being subjected to manipulated prices. In addition to this, landowners, threatening to not renew the lease at the end of the growing season, were able to apply pressure to their tenants. Sharecropping often proved economically problematic, as the landowners held significant economic control. In the Reconstruction Era, sharecropping was one of few options for penniless
freedmen A freedman or freedwoman is a formerly enslaved person who has been released from slavery, usually by legal means. Historically, enslaved people were freed by manumission (granted freedom by their captor-owners), emancipation (granted freedom ...
to support themselves and their families. Other solutions included the crop-lien system (where the farmer was extended credit for seed and other supplies by the merchant), a rent labor system (where the former slave rents his land but keeps his entire crop), and the wage system (worker earns a fixed wage, but keeps none of their crop). Sharecropping was by far the most economically efficient, as it provided incentives for workers to produce a bigger harvest. It was a stage beyond simple hired labor because the sharecropper had an annual contract. Sharecropping as historically practiced in the American South is considered more economically productive than the gang system of slave plantations, though less efficient than modern agricultural techniques. Sharecropping continued to be a significant institution in many states for decades following the Civil War. By the early 1930s, there were 5.5 million white tenant farmers, sharecroppers, and mixed cropping/laborers in the United States; and 3 million Blacks. In Tennessee, sharecroppers operated approximately one-third of all farm units in the state in the 1930s, with white people making up two thirds or more of the sharecroppers. In Mississippi, by 1900, 36% of all white farmers were tenants or sharecroppers, while 85% of black farmers were. In Georgia, fewer than 16,000 farms were operated by black owners in 1910, while, at the same time, African-Americans managed 106,738 farms as tenants. Around this time, sharecroppers began to form unions protesting against poor treatment, beginning in Tallapoosa County, Alabama in 1931, and Arkansas in 1934. Membership in the
Southern Tenant Farmers Union The Southern Tenant Farmers Union (STFU) (1934–1970) was founded as a civil farmer's union to organize tenant farmers in the Southern United States. Originally set up in July 1934 during the Great Depression, the STFU was founded to help sh ...
included both blacks and poor whites, who used meetings, protests, and labor strikes to push for better treatment. The success of these actions frightened and enraged landlords, who responded with aggressive tactics. Landless farmers who fought the sharecropping system were socially denounced, harassed by legal and illegal means, and physically attacked by officials, landlords' agents, or in extreme cases, angry mobs. Sharecroppers' strikes in Arkansas and the Missouri Bootheel, the 1939 Missouri Sharecroppers' Strike, were documented in the newsreel ''Oh Freedom After While''. The plight of a sharecropper was addressed in the song ''Sharecropper's Blues'' recorded by Charlie Barnet and His Orchestra in 1944.The sharecropping system in the U.S. increased during the
Great Depression The Great Depression (19291939) was an economic shock that impacted most countries across the world. It was a period of economic depression that became evident after a major fall in stock prices in the United States. The economic contagio ...
with the creation of tenant farmers following the failure of many small farms throughout the Dustbowl. Traditional sharecropping declined after mechanization of farm work became economical beginning in the late 1930s and early 1940s. As a result, many sharecroppers were forced off the farms, and migrated to cities to work in factories, or became
migrant worker A migrant worker is a person who migrates within a home country or outside it to pursue work. Migrant workers usually do not have the intention to stay permanently in the country or region in which they work. Migrant workers who work outsi ...
s in the
Western United States The Western United States (also called the American West, the Far West, and the West) is the region comprising the westernmost states of the United States. As American settlement in the U.S. expanded westward, the meaning of the term ''the We ...
during
World War II World War II or the Second World War, often abbreviated as WWII or WW2, was a world war that lasted from 1939 to 1945. It involved the World War II by country, vast majority of the world's countries—including all of the great power ...
. By the end of the 1960s, sharecropping had disappeared in the United States.


Sharecropping and socioeconomic status

About two-thirds of sharecroppers were white, the rest black. Sharecroppers, the poorest of the poor, organized for better conditions. The racially integrated
Southern Tenant Farmers Union The Southern Tenant Farmers Union (STFU) (1934–1970) was founded as a civil farmer's union to organize tenant farmers in the Southern United States. Originally set up in July 1934 during the Great Depression, the STFU was founded to help sh ...
made gains for sharecroppers in the 1930s. Sharecropping had diminished in the 1940s due to the Great Depression, farm mechanization, and other factors.


Sharecropping agreements

Typically, a sharecropping agreement would specify the party that was expected to cover certain expenses, like seed, fertilizer, weed control, irrigation district assessments, and fuel. Sometimes the sharecropper covered those costs, but they expected a larger share of the crop in return. The agreement would also indicate whether the sharecropper would use his own equipment to raise the crops or use the landlord's equipment. The agreement would also indicate whether the landlord would pick up his share of the crop in the field or whether the sharecropper would deliver it and where it would be delivered. For example, a landowner may have a sharecropper farming an irrigated hayfield. The sharecropper uses his own equipment and covers all costs of fuel and fertilizer. The landowner pays the irrigation district assessments and does the irrigating himself. The sharecropper cuts and bales the hay and delivers one third of the baled hay to the landlord's feedlot. The sharecropper might also leave the landlord's share of the baled hay in the field, where the landlord would fetch it when he wanted hay. Another arrangement could have the sharecropper delivering the landlord's share of the product to market, and the landlord would get his share in the form of the sale proceeds. In that case, the agreement should indicate the timing of the delivery to market, which can have a significant effect on the ultimate price of some crops. The
market timing Market timing is the strategy of making buying or selling decisions of financial assets (often stocks) by attempting to predict future market price movements. The prediction may be based on an outlook of market or economic conditions resulting fr ...
decision should probably be decided shortly before harvest so that the landlord has more complete information about the area's harvest to determine whether the crop will earn more money immediately after harvest, or it should be stored until the price rises. Market timing can entail storage costs and losses to spoilage for some crops as well.


Economic theories of share tenancy

The theory of share tenancy was long dominated by
Alfred Marshall Alfred Marshall (26 July 1842 – 13 July 1924) was an English economist, and was one of the most influential economists of his time. His book '' Principles of Economics'' (1890) was the dominant economic textbook in England for many years. I ...
's famous footnote in Book VI, Chapter X.14 of ''Principles'' where he illustrated the inefficiency of agricultural share-contracting. Steven N.S. Cheung (1969), challenged this view, showing that with sufficient competition and in the absence of transaction costs, share tenancy will be equivalent to competitive labor markets and therefore efficient. He also showed that in the presence of transaction costs, share-contracting may be preferred to either wage contracts or rent contracts—due to the mitigation of labor shirking and the provision of risk sharing. Joseph Stiglitz (1974, 1988), suggested that if share tenancy is only a labor contract, then it is only pairwise-efficient and that land-to-the-tiller reform would improve social efficiency by removing the necessity for labor contracts in the first place. Reid (1973), Murrel (1983), Roumasset (1995) and Allen and Lueck (2004) provided transaction cost theories of share-contracting, wherein tenancy is more of a partnership than a labor contract and both landlord and tenant provide multiple inputs. It has also been argued that the sharecropping institution can be explained by factors such as informational asymmetry (Hallagan, 1978; Allen, 1982; Muthoo, 1998), moral hazard (Reid, 1976; Eswaran and Kotwal, 1985; Ghatak and Pandey, 2000), intertemporal discounting (Roy and Serfes, 2001), price fluctuations (Sen, 2011) or
limited liability Limited liability is a legal status in which a person's financial liability is limited to a fixed sum, most commonly the value of a person's investment in a corporation, company or partnership. If a company that provides limited liability to it ...
(Shetty, 1988; Basu, 1992; Sengupta, 1997; Ray and Singh, 2001).


See also

* Convict lease * Wage slavery *
Peonage Peon (English , from the Spanish ''peón'' ) usually refers to a person subject to peonage: any form of wage labor, financial exploitation, coercive economic practice, or policy in which the victim or a laborer (peon) has little control over em ...
* Rent-seeking *
Rural tenancy Rural tenancy refers to a type of sharecropping or tenancy arrangement that a landowner can use to make full use of property he may not otherwise be able to develop properly. A "tenant" or non-landowner will take residency on the property of the la ...
* Sharefarming *
Sharemilking Sharemilking, a form of sharefarming, operates in the dairy industry. The application of this model of agriculture occurs particularly commonly in New Zealand. The most common arrangement is ''herd-owning sharemilking'' or ''50:50 sharemilking''. ...
* Tenant farmer * Coolie


References


Further reading

* * * * * * * * * * * * * * * * * * *


External links


King Cotton's Slaves
1936 newsreel by '' The March of Time'' about landless Southern farmers {{Authority control Crops Agricultural labor Agricultural labor in the United States Landowners Real property law Land tenure