Cracked walls, unstable ceilings, defective roofs and rotten floors can be signs of more than ordinary wear. Structural problems may allow water into the home, prevent rooms from being used safely or create a risk from loose materials or collapse.
We advise eligible tenants where a council or housing association has failed to inspect or repair structural defects after receiving notice. We act against social landlords and not private landlords.
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Structural disrepair can affect foundations, load-bearing walls, external brickwork, roofs, chimneys, ceilings, floors, stairs, windows, external doors, balconies and other permanent elements of the building. Warning signs can include widening cracks, movement, sagging, loose masonry, recurring roof leaks, decayed timbers or surfaces that feel unstable.
Not every crack indicates a serious defect, and expert evidence is often required. The legal questions include whether the condition falls within the landlord’s responsibility, whether the landlord had sufficient notice and whether it failed to inspect, make safe or repair the problem within a reasonable time.
Section 11 of the Landlord and Tenant Act 1985 generally requires the landlord to maintain the structure and exterior. Sections 9A and 10 address whether the property is fit for human habitation. Section 4 of the Defective Premises Act 1972 may also impose a duty to take reasonable care where the landlord has an obligation or right to maintain or repair and knows, or ought to know, about a relevant defect.
A structural problem presenting an immediate danger may already fall within Awaab’s Law as an emergency hazard. Significant structural collapse hazards are scheduled to enter Phase 2 from 30 November 2026. The Housing Act 2004 and the Housing Health and Safety Rating System also provide a framework for risks such as falls, collapse and entry by intruders.
Structural cases are evidence-intensive and may require urgent expert involvement where safety is in doubt.
1. Check for immediate danger: We ask whether materials are falling, surfaces are unstable or access is unsafe. Emergencies should also be reported to the landlord immediately.
2. Review how the defect developed: Dated photographs and repair reports can show whether cracking, movement, leaks or decay worsened after the landlord became aware.
3. Clarify ownership and control: We establish whether the defect is inside the dwelling, in the roof or exterior, in a communal part or in an adjoining structure controlled by the landlord.
4. Obtain expert opinion: A surveyor or structural engineer may inspect the property, identify the cause, assess the risk and specify temporary and permanent works.
5. Seek safety measures and repairs: Where required, we press for cordons, propping, temporary relocation or other protection, followed by properly designed remedial work.
6. Assess compensation: We consider unusable rooms, disruption, damaged possessions, temporary accommodation, financial loss and any injury caused by the defect.
A tenant can report cracking, movement or an unsafe ceiling without instructing a solicitor. The difficulty is establishing whether the condition is cosmetic settlement, ordinary wear or a breach that calls for substantial repair work.
We can arrange suitable expert evidence, identify the relevant legal duty and seek urgent remedies where safety is at risk. Legal support can also help ensure that the proposed work addresses the cause and that compensation reflects the loss of rooms, relocation or disruption caused by major repairs.
No. Small cosmetic cracks may not indicate a repair breach, while widening, stepped or recurring cracks may require investigation. A surveyor or engineer can determine the cause and significance.
Keep people away, report it as an emergency and photograph it only from a safe position. Do not touch bulging plaster or loose material.
Yes. A roof is normally part of the structure and exterior, and defects can cause leaks, damp, mould and internal damage.
The inability to use a bedroom, living room, kitchen or bathroom can be relevant, particularly where the restriction continues for a significant period.
Expert evidence often informs the scope of the work. The landlord may have its own survey, but an independent expert can be important where the diagnosis or repair proposal is disputed.
The council or housing association may be responsible for communal roofs, walls, stairs, entrances or balconies. The tenancy and ownership arrangements must be checked.
Potentially. The injury must be medically supported and linked to both the defect and the landlord’s legal breach. Personal injury limitation rules may apply.
Not necessarily, but temporary accommodation may be required if the property cannot be made safe or the work makes occupation unreasonable. The arrangements depend on the circumstances and applicable duties.
Structural claims require early safety assessment, expert coordination and precise specifications for the work that needs to be completed.
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If cracks, roof failures, unstable floors or other structural problems have not been properly investigated by your council or housing association, send us the repair history and any photographs that can be taken safely.
Complete our contact form or call 01706 711 176 to speak to ASL Solicitors.
These official resources explain repair, fitness and housing hazard standards relevant to structural conditions:
1) Guide for tenants: Homes (Fitness for Human Habitation) Act 2018 – GOV.UK
https://www.gov.uk/government/publications/homes-fitness-for-human-habitation-act-2018/guide-for-tenants-homes-fitness-for-human-habitation-act-2018
2) Tenant guide to the Housing Health and Safety Rating System – GOV.UK
https://www.gov.uk/government/publications/housing-health-and-safety-rating-system-hhsrs-tenant-guide/tenant-guide-to-the-housing-health-and-safety-rating-system-hhsrs
3) Council housing repairs and maintenance – GOV.UK
https://www.gov.uk/council-housing/repairs-and-maintenance
4) Awaab’s Law in the social rented sector – GOV.UK
https://www.gov.uk/government/collections/awaabs-law-in-the-social-rented-sector