At common law, covenants for the benefit of the realty could run with the land. Covenants imposing burdens thereon could not run with the land unless they created some recognized legal estate or interest.1 In equity, however, a greater latitude has been indulged in by the courts in enforcing covenants which, while not technically running with the land, are, nevertheless, intended to limit the use and enjoyment thereof. A covenant by a grantee to fence,2 or by a grantor to fence;3 or a contract between adjoining lot owners to construct a party-wall,4 to maintain a stairway,5 or an elevator,6 to furnish gas to the lessor;7 to pay a certain proportion of the mineral mined on certain land, in consideration of the maintenance of a ditch;8 and covenants which restrict the use of the realty conveyed as to use it for certain purposes only,9 are each enforceable against any grantee with notice, either actual or constructive, into whose hands the realty may come.

Port Henry Iron Ore Co., 201 N. Y. 445, 04 N. E. 1070; Miller v. Clary, 210 N. Y. 127, L. R. A. 1918E, 222, 103 N. E. 1114.

Contra, Whittenton Mfg. Co. v. Staples, 164 Mass. 319, 29 L. R. A. 500, 41 N. E. 441.

28 Kidder v. Port Henry Iron Ore Co., 201 N. Y. 445, 94 N. E. 1070.

29 Miller v. Clary, 210 N. Y. 127, L. R. A. 1918E, 222, 103 N. E. 1114.

30 Lakeview Land Co. v. Traction Co., 95 Tex. 252, 66 S. W. 766.

31 Missouri, etc., Ry. v. Carter, 95 Tex. 461, 68 S. W. 159.

1 Keppel v. Baily, 2 Myl. & K. 517.

2 Hickey v. Ry., 51 O. S. 40, 46 Am. St. Rep. 545, 23 L. R. A. 396, 36 N. E. 672.

3 Easter v. R. R., 14 O. S. 48.

4 Adams v. Noble, 120 Mich. 545 [sub nomine, Noble v. Kendall, 79 N. W. 810].

5 Ring v. Mayberry, 168 N. Car. 563, 84 S. E. 846.

6 Globe Ins. Co. v. Wayne, 75 O. S. 451, 80 N. E. 13.

7 Harbert v. Hope Natural Gas Co., 76 W. Va. 207, L. R. A. 1915E, 570, 84 S. E. 770.

8 Crawford v. Witherbee, 77 Wis. 419, 9 L. R. A. 561, 46 N. W. 545.

9 England. Rogers v. Hosegood [1900], 2 Ch. 388.

United States. Los Angeles University v. Swarth, 107 Fed. 798, 54 L. R. A. 262.

Kentucky. Sutton v. Head, 86 Ky. 156, 9 Am. St. Rep. 274, 5 S. W. 410.

New Jersey. Atlantic City v. Steel-Pier Co., 62 N. J. Eq. 139, 49 Atl. 822.

New York. Clement v. Burtis, 121 N. Y. 708, 24 N. E. 1013.

Ohio. Stines v. Dorman, 25 O. S. 580.

Contra, under California statutes. Los Angeles, etc., Co. v. Muir, 136 Cal. 36. 68 Pac. 308; Weller v. Brown, 160 Cal. 515, 117 Pac. 517.