A basic guide to leaseholder rights and responsibilities
Restrictions (covenants)
Every lease is different so always check yours for any rules on what you can and cannot do. These restrictions are sometimes known as “lease covenants” or “permitted uses”.
Common restrictions
Common restrictions include:
- getting permission from the landlord even for something that the lease allows - for example, to keep a pet, sublet or make an alteration or improvement to your home
- only using the property as a private home (for yourself or your family)
- not running a business from the property, especially if it involves clients visiting, or deliveries
- not displaying signs, nameplates or notices in windows or outside the building
- not using the property for illegal or immoral purposes
Breaking the rules of your lease can result in fines and enforcement action. In severe or repeated cases it can lead to a landlord asking a court to legally end your lease (known as "forfeiture of the lease").
Example restriction clauses in a lease - Show Contents Hide Contents
| Restriction | Typical clause |
|---|---|
| Residential use only |
The flat must be used as a private residence only. Use the Leased Property only as residence. The Property shall be used and occupied … exclusively as a residential dwelling. To use the Property for the purpose of a private residence only … and not for business purposes. |
| Not to trade or run a business | No business shall be conducted from the premises. |
| No signs or notices | No signs, advertisements, or notices may be displayed outside the property. |
| Not to cause a nuisance or disturbance | Not to do or permit or suffer to be done any act or thing which shall or may become a nuisance … to the … occupiers of the remainder of the building or estate. |
Home improvements
Check your lease before starting any big or small home improvements. It might:
- ban all or some types of alteration
- allow alterations but only if you have the landlord’s written permission
- set conditions on the work - for example, getting a contractor approved by the landlord
Find out more: making alterations and home improvements
Carpets (in flats)
Check your lease before removing any carpets. To help reduce noise your lease might state that you must:
- keep floors carpeted
- keep floors carpeted or covered with some other suitable noise reducing material
Certain rooms might be excluded from this rule - for example, kitchens and bathrooms.
If the lease states carpets must be used, then replacing them with a rug or hard flooring such as laminate or wooden flooring would break the rules of your lease.
Even if carpets are not required you might need your landlord’s permission to lay a different covering and would still have to make sure that any noise from your home does not disturb your neighbours.
Renting out your home
Check your lease before renting out your property (or even just a room). It might:
- ban subletting
- allow subletting - but only if you have the landlord’s written permission
- allow some types of subletting but not others - for example, long-term lets might be allowed but short-stays (like Airbnb) might not
Keeping pets
“Pets” usually means a domesticated animal that lives with you, but there is no strict definition.
Check your lease, it might:
- ban pets
- allow pets
- allow pets but only if you have the landlord’s written permission
If your lease does not say anything about pets, the landlord might argue that pets are not allowed because they can cause a nuisance. However, they would need strong evidence that the pet is actually causing a problem.
Outright ban on pets
Section 11 of the Renters’ Rights Act 2025 (when it comes into force) will limit the use of blanket bans on pets in residential leases. Landlords will still be able to refuse consent in specific circumstances, but any refusal must be reasonable and justified, rather than automatic.
Guide dogs and assistance animals - Show Contents Hide Contents
It is unlikely that an assistance or service animal would be considered a “pet” and included in an outright ban on pets in the lease.
Under the Equality Act 2010, landlords have a legal duty to make reasonable adjustments where a tenancy term or practice, such as a no-pets clause, puts a disabled tenant at a substantial disadvantage. This can include allowing a tenant to keep a guide dog despite a general prohibition on pets.
If a landlord refuses permission, you might be able to rely on the Equality Act, which protects disabled people from discrimination. Whether an adjustment is reasonable depends on factors such as the cost and practicality of making adjustment and the landlord’s resources.
Check your lease and get professional advice if needed.
Noise, nuisance and anti-social behaviour
Your lease might say that you must avoid causing a nuisance or annoyance to neighbours. This can include noise, smells, leaks, vibrations or any activity that interferes with other people’s enjoyment of their property.
Check your lease, it might:
- include a rule about causing a nuisance or annoyance
- set rules about noise from pets, tenants or visitors
- state what you must do to reduce noise (for example, using carpets)
- Last updated:
- 22 December 2025
- Next review:
- 22 December 2027
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An introduction to leasehold and the key things to be aware of if you live in a leasehold property.
Topic - Leasehold essentials