The rule of the Franks in Italy lasted to the death of Charles the Fat, in 888. And throughout this rule of 115 years, the revolution to which we have alluded was steadily making way. On all sides the number of benefices or fiefs continually grew, and year by year exemptions increased at an equal rate. These were conceded more easily to prelates than to others, since when laymen received benefices they were entitled to leave them to their heirs, and thus became inconveniently powerful. This state of things proved very favourable to cities in which bishops held residence. At first the count was sole ruler of the city, save the portion appertaining to the Crown, and called gastaldiale, as being under the command of a gastaldo, or steward; then, as the power of the bishop increased, another portion was exempted from the count's jurisdiction, as being vescovile, i.e., the property of the bishop. Step by step this portion was enlarged until it included nearly the whole of the town: many cities, in fact, were ruled solely by the bishop. Thus the fibres of barbarian society were weakened, and we might almost say unknit, by a method that would have served to keep it in subjection to the supreme authority of the monarch, but for the fact that the people, deemed to be dead, was not only breathing, but on the point of asserting its strength against nobles, kings and emperors, prelates, and Popes.
Two revolts in the cause of liberty successively took place, and both began under the Carlovingians, and continued during the reigns of their successors. The first enervated and enfeebled the barbarian society to which the soil of Italy was so ill suited; the second prepared the way for the rise of communes. With the death of Charles the Fat the rule of the Franks lapsed, and barbarian invasions likewise ceased. The Germanic tribes had settled down on Italian soil and were becoming civilised. Nevertheless, Italy had still to pass through a string of revolutions and years of ill fortune. At the dissolution of the Empire of the Franks, certain counts and marquises, especially the latter, who, by the union of several counties, had gained the power of dukes, were found asserting extravagant pretensions, even endeavouring to form independent states, and often with success. To this day, in fact, there are reigning families descended from Frankish marquises and counts. To compass their destruction benefices and immunities had been granted in vain: their power was not to be so easily extinguished. For, even in Italy, where, owing to the different character of the country, the ancient civilisation had tenaciously lingered on, and now began to awake to new life, and where, too, the Papacy and the Greeks of Byzantium had impeded the absolute triumph of Germanic institutions, feudal counts and marquises now arose to contest the crown. Next followed long years of renewed devastation and conflict, ending by the crown being retained in the grasp of German emperors and kings. The first wars and quarrels were carried on by Berengarius of Friuli and Guido of Spoleto, with other Italian and foreign nobles, a German king, two Burgundian monarchs, and finally by King Otho of Germany, who remained victor. It was during these seventy odd years of continued strife that Italian kings first reigned in Italy, though with an always uncertain and disputed rule. Then came a forty years' peace (961–1002), during which Otho I., II., III. reigned in turn, and another Italian marquis, Hardouin of Ivrea, disputed the crown of Italy with the German kings. But in 1014 Hardouin was vanquished by Henry of Germany, surnamed the Saint, to whom succeeded Conradin of the Franconian or Salic dynasty.
These two German sovereigns completed the feudal revolution, already mentioned by us, the which, begun by the Carlovingians, and continued by the Othos, had failed nevertheless to assure the supremacy of kings and emperors over Italy. But, at all events, seeing that the Othos had purposely exempted numerous lesser vassals from rendering allegiance to the counts and barons, and had accorded many cities to prelates; also seeing that the renascence of communes was considerably promoted by all the aforesaid exemptions, some writers conceived the idea that this renascence was chiefly owed to the initiative of the Othos. But these emperors had a very different aim in view, and had failed to achieve it. They sought to undermine the strength of all possible assailants of the Crown, when threatened by revolts such as that of the Marquis of Ivrea. For this reason Henry the Saint continued to favour the greater feudatories at the expense of "holders of honours"—that is to say, of counts and marquises—and in fact almost annihilated the latter class. Conradin the Salic carried out the scheme more completely, by favouring even the minor feudatories and making benefices hereditary. From that moment the victory of the German sovereigns over the feudal lords was assured; for vassals once rendered masters of their fiefs owed obedience to the Crown alone, and thus the pride of the great nobles was permanently abased. Not so the new popular pride, which had grown to be a power unawares.
Accordingly, we find a multitude of facts showing that the condition of the Roman race was continually improving; that feudal society, by the action of its own sovereigns, was daily losing substance and strength; that as the Latin civilisation revived by the natural force of events, it changed, assimilated, and absorbed the principles of Germanic society. Even before the two races came into conflict, the traditions of the conquered had frequently combated and overcome those of victors. The latter, indeed, had already accepted the Roman law to some extent, when the once subject race pleaded the sanction of their municipal statutes.
Italians were in a state of ferment and of radical transformation when the first signs of a revival of the communes appeared. Neither the barbarian rule nor the Empire had ever really mastered the social order of the peninsula; and exactly when feudalism was first founded and seemed likely to spread everywhere and assure the quiet supremacy of the emperors over Italy, fresh causes of peril and strife suddenly sprang into existence. Papacy and clergy attained to loftier and more menacing power; the immunities lavished on prelates, from dread of the laity, rendered them temporal potentates dependent on the emperors, while as spiritual dignitaries they owed obedience to the Pope: thus practically enjoying a double investiture. This led to much disorder and scandalous corruption in the Church, since prelates were converted into feudal lords, holding sway over cities, making war on other territories, keeping open court, and indulging in every worldly pleasure. The Popes wished to re-establish discipline, to maintain absolute rule over the bishops, and nominate them unhindered; but this was opposed by the emperor, since the temporal authority of the prelates made them logically subject to his rule as well. Thus began the famous war of investitures between the Papacy and the Empire, the issue of which was so long undecided. Meanwhile neither the Church, the Empire, nor the feudal system could obtain complete mastery over the social movement, and the confusion was increased by their continual disputes. This state of things weakened even the authority of the prelates; and then the communes, having necessarily learnt the art of self-government during the period when dioceses were left vacant, having noted the prosperity of the Southern republics, and found their strength increased by the extension of commerce and the feudal disorganisation, finally saw that the moment to achieve freedom had arrived. Even in cities ruled by lay nobles, things followed the same course, since to side either with the Empire or the Church always served to excite much enmity against those in power, and procured many allies for the weaker party.
Accordingly the eleventh century witnessed the arisal of communes throughout Italy, and the joy of independence once realised, it was impossible to return to a state of vassalage, whether under bishops, counts, or the Empire itself. At first these communes were hemmed in on all sides by a vast number of dukes, counts, and barons of various degrees of strength, inasmuch as the feudal order was still very powerful and still supreme in all country districts. Of German descent and trained to arms, these nobles fought in their own interest, although nominally for the Empire and its rights, against the new communal order that suddenly faced them with such menacing strength. They swooped down from their strongholds to bar the trade of the towns; they levied tolls, threatened violence, and tried to treat free men as their vassals. Thereupon the indignant citizens were stirred to vengeance from time to time, and often ended by razing great fortresses to the ground. On the other hand, the nobles still remaining in the cities became wearied of living among