A covenant that runs with the land is a promise about how land is used or maintained that, once properly created, binds successors in title and benefits successive owners of the benefited land, rather than remaining personal to the original parties. In practice this most commonly refers to a restrictive covenant: a negative obligation that “touches and concerns” the land and is intended to bind successors, with notice/registration to protect it (e.g. per Tulk v Moxhay). Positive covenants affecting freehold land generally do not bind successors in England & Wales, Northern Ireland or Ireland, save via limited techniques (chain of indemnity, benefit and burden, estate rentcharges in England & Wales) or specific statutory schemes. By contrast, many leasehold covenants run with the land between landlord and tenant on assignment; in England & Wales this is governed by the Landlord and Tenant (Covenants) Act 1995. In Scotland, the equivalent concept is a real burden under the Title Conditions (Scotland) Act 2003, which can be positive or negative and binds successors when validly constituted and registered. In Ireland, common law principles are broadly similar to England & Wales for freeholds, with modernisation under the Land and Conveyancing Law Reform Act 2009 and sectoral regimes (e.g. multi‑unit developments).