Property Covenants: The Hidden Rules in Your Title Deeds
Legal covenants in title deeds can quietly restrict renting, alterations and use. Buyers and landlords should spot them early to avoid costly surprises.
05/03/2026By Pauzible Team · Editorial Team
Buying a home is about more than just the price and mortgage rate. Every property comes with a legal rulebook embedded in its title deeds. These rules, known as covenants, can limit how a property is used, altered or let. For homeowners, they can affect plans like extensions or pets. For buy-to-let landlords, they can determine whether a rental strategy is viable at all. Understanding these hidden rules early can prevent disputes and unexpected costs. []
Property covenants are legally binding promises that are attached to the ownership of the property. They sit within the title deeds and pass to each new owner. In practice, they are private restrictions that apply in addition to planning laws and building regulations. [5]
Common Types of Restrictions
Most covenants are restrictive, meaning they prohibit something rather than require an action. Common examples include bans on subletting, limits on building extensions, rules against running a business from home or requirements to maintain a uniform appearance on an estate. [5]
Impact On Homeowners
For homeowners, covenants can affect how you live in and adapt your home. A covenant might prevent converting a garage, parking a certain type of vehicle or keeping pets in a flat. Breaching a covenant can expose you to legal action from the party that benefits from the covenant, often a developer, management company or neighbouring property owner. [5]
Impact On Buy-To-Let Landlords
For buy-to-let landlords, covenants can directly affect income. Some title deeds and leases prohibit letting altogether or restrict the type of tenancy. A covenant stating that a property must be used as a single private dwelling can rule out HMOs, for example. Mortgage lenders also expect compliance with title covenants and can treat breaches as a default. [4][5]
Covenants matter because they are enforceable. Even if a rule seems outdated or loosely applied, it can still be enforced years later. That risk should be reflected in both purchase decisions and long-term plans. [5]
How To Check Covenants Before You Buy or Remortgage
Title Registers and Deeds
In England and Wales, most properties are registered with HM Land Registry. The title register records ownership details and highlights the existence of covenants and other restrictions. The register can be downloaded online for a small fee and will usually reference the deed where the full covenant wording appears. [5]
Conveyancing Due Diligence
Buyers should ask their conveyancer to explain any restrictive covenants in plain English. It is not enough to know that a covenant exists. You need to understand what it restricts, who can enforce it and whether it has been breached in the past. [5]
Leasehold and Mortgage Considerations
Leasehold properties require extra care. Leases often contain extensive covenants covering subletting, alterations, pets and even floor coverings. Freeholder consent may be required for activities that seem routine, such as letting the property or installing new windows. [5]
Mortgage terms add another layer of rules. Residential mortgages usually require the borrower to live in the property as their main home. Letting without consent can breach the mortgage terms even if the title deeds allow renting. Buy-to-let mortgages come with their own conditions around tenancy type and property use. [4]
Checking covenants early helps avoid aborted purchases and valuation issues. It also allows buyers to renegotiate price if restrictions reduce the property’s usefulness or future value. [5]
The Buy-To-Let Reality Check
Cost Pressures and Policy Changes
Buy-to-let remains popular, but the financial and legal landscape has tightened. Landlords now operate with higher costs, stricter lending tests and less tax flexibility than a decade ago. [2]
Since April 2016, an additional 3 percent Stamp Duty Land Tax surcharge applies to most buy-to-let purchases in England and Northern Ireland. [1] Mortgage interest relief for individual landlords has been restricted to a basic rate tax credit, removing full deductibility for taxpayers. [1] These changes have materially reduced net yields for leveraged investors; and even more so for higher rate taxpayers.
Lending Criteria and Affordability
Lenders have also tightened affordability. Most buy-to-let mortgages are interest-only and require rental income to cover at least 125 percent of the mortgage interest at a stressed rate. [4] Many lenders apply even higher coverage ratios, for example 145%, for higher-rate taxpayers. This means that a property that looks viable on paper can fail lender tests if the expected rent is modest or rate is high.
Market Signals and Risk
Market data shows the impact. Buy-to-let lending volumes fell sharply during the recent rate cycle, reflecting affordability pressure and investor caution. [2] While rental demand remains strong, higher mortgage costs have narrowed margins.
Covenants amplify these pressures. A restriction on subletting, short-term lets or multi-occupancy can turn a workable investment into an unfinanceable one. Even where letting is permitted, lease conditions such as tenant restrictions can reduce returns. [4][5]
Before committing to a buy-to-let purchase, landlords should model cash flow conservatively, stress test rates, and confirm that both the title deeds and mortgage terms support the intended rental strategy. [4]
Residential Buyers and First-Time Buyers
Affordability And Mortgage Terms
For owner-occupiers, covenants tend to affect lifestyle rather than income, but the consequences can still be significant. [5]
First-time buyers often stretch affordability through longer mortgage terms. Recent data show a growing share of new first-time buyer mortgages extending beyond 35 years as buyers seek to reduce monthly payments. [3] At the same time, average deposits remain substantial, reflecting high house prices relative to income in many regions. [3]
Practical Living Restrictions
Covenants can influence value and enjoyment. A buyer planning an extension, home office or garden alteration may find that a covenant blocks those plans. In flats, pet restrictions are common and can be a deal breaker for some households. [5]
Future Flexibility
Residential mortgage terms also matter. Letting a property without lender consent can breach the terms of the mortgage, even if the title deeds permit subletting. Buyers considering future flexibility, such as renting the property if they relocate, should check consent-to-let policies in advance. [4]
For most homeowners, the key is awareness. Many covenants are sensible and lightly enforced. Problems arise when buyers discover restrictions too late or assume, for example, that planning permission overrides private covenants; it does not. [5]
Market Context and Why Covenants Matter More Now
Interest Rates and Refinancing Pressure
The recent housing market has been shaped by higher interest rates and affordability pressure. Many borrowers are on fixed-rate deals, which has delayed the full impact of rate rises in some cases. [2] However, those refixing rates or refinancing face materially higher costs than in the ultra-low-rate era.
Risk Management and Exit Planning
Despite this, mortgage arrears remain low by historical standards. That stability reflects lender forbearance and borrower resilience, but it does not eliminate risk. [2] As margins tighten, lenders and investors are paying closer attention to legal and title risks.
Covenants matter more in this environment because they can limit exit options. A property that cannot be let easily or altered flexibly may be harder to sell or refinance. In a tougher market, buyers and valuers scrutinise restrictions more closely. [2]
Conclusion
Understanding the legal framework of a property is therefore part of financial resilience. It supports better pricing decisions, smoother transactions and fewer surprises over the life of ownership. [5]
FAQs
Q. What is a restrictive covenant in a property deed?
A. A restrictive covenant is a legally binding rule attached to a property that limits how it can be used or altered. It passes to each new owner and can be enforced by the party that benefits from it. [5]
Q. Can covenants stop me from renting out my property?
A. Some covenants prohibit subletting or restrict the type of tenancy allowed. Even if the title allows letting, your mortgage terms may still require lender consent. [4][5]
Q. How do I find covenants on a property?
A. Covenants are recorded in the title register and related deed documents held by HM Land Registry. A conveyancer or solicitor can obtain and explain these. [5]
Q. Are old covenants still enforceable?
A. Even historic covenants can be enforced unless they have been formally discharged or become unenforceable due to changes in the law. Assumptions about age can be risky. [5]
Q. Do covenants affect property value?
A. Restrictions on use or development may reduce buyer demand or lender appetite, particularly for investors or buyers with specific plans. [2][5]
About the author
Pauzible Team
Editorial Team
The Pauzible Team consists of finance professionals and property market specialists dedicated to reinventing home ownership and BTL financing. With deep expertise across UK real estate and innovative financial products like Equity Partnership Agreements, we provide landlords and homeowners with the insights they need to unlock equity, navigate market volatility, and build sustainable wealth through property. Our mission is to make complex property finance simpler, quicker, and more accessible for everyone.
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