Structural Disrepair & Cracks
Cracked walls, sinking floors, crumbling plaster or unsafe structure your landlord has left.
Structural problems are the ones that worry people most, and rightly so. Cracks that keep growing, floors that move, ceilings that bow, render falling away — these are signs your home may not be safe, and your landlord is legally responsible for putting them right. We help you get a proper inspection, force the repairs, and recover compensation where you've been left living in an unsafe home.
Reviewed by Sannah Khatoon, Litigation & Housing Disrepair Solicitor · SRA #654258 · Admitted 2018
Structural repair is at the heart of section 11 of the Landlord and Tenant Act 1985, which requires the landlord to keep the structure and exterior of the home in repair — walls, floors, ceilings, staircases, render and brickwork. Where that structure deteriorates and the landlord fails to act within a reasonable time after being told, they are in breach of that repairing obligation.
Serious structural defects can also make a home unfit under the Homes (Fitness for Human Habitation) Act 2018. The Housing Health and Safety Rating System lists hazards such as 'structural collapse and falling elements' and unsafe stairs, which is why councils treat dangerous structure as a priority — and why a court will take it seriously in a disrepair claim.
Because structure is technical, an independent surveyor's report does the heavy lifting: it records the defect, its cause and the repairs needed. That evidence, gathered under the Pre-Action Protocol for Housing Conditions Claims (England), is put to the landlord, who in most cases agrees to carry out the works and pay compensation rather than contest the survey in court.
Where a home is genuinely unsafe, a solicitor can press for urgent action, and a court can order the landlord to do the repairs. Compensation is assessed on the facts — the severity of the defect and how long you were left with it — so no fixed sums are stated here.
How we can help
- Cracked or bulging walls and ceilings
- Unsafe or sinking floors and staircases
- Crumbling plaster, render and brickwork
- Independent surveys and court-ordered repairs
These claims are run on a no-win, no-fee basis by SRA-regulated solicitors, so in suitable cases it costs you nothing up front to find out where you stand. Start your claim using the form and a regulated solicitor will review your situation. We connect you with a regulated firm — we are not a firm of solicitors ourselves.
Frequently asked questions
Are cracks in the walls my landlord's responsibility?
Structural elements such as walls, floors and ceilings fall within the landlord's duty under section 11 of the Landlord and Tenant Act 1985 to keep the structure and exterior in repair. Whether a specific crack is disrepair (rather than harmless settlement) is a question for an independent survey — but if you've reported growing or unsafe cracks and nothing has been done, it's worth getting advice.
My home feels unsafe — what can I do?
If a structural defect makes your home dangerous, a solicitor can press the landlord for urgent repairs, and your local council can inspect under the Housing Health and Safety Rating System, which treats structural collapse and unsafe stairs as serious hazards. A court can also order a landlord to carry out repairs where a home is genuinely unsafe.
How do I prove structural disrepair?
With an independent surveyor's report. Under the Pre-Action Protocol for Housing Conditions Claims, a suitably qualified expert inspects the property, records the defect and its cause, and sets out the repairs required. That report is usually the decisive evidence in the claim, so it's arranged early.
How long do I have to bring a structural claim?
The Limitation Act 1980 generally allows up to six years for the disrepair and three years for any personal injury caused by it. Structural problems tend to worsen over time, so early advice both protects your position and helps stop the damage getting worse.
Can I be evicted for raising a structural problem?
Retaliatory eviction — evicting a tenant for complaining about conditions — is restricted by section 33 of the Deregulation Act 2015, which limits a landlord's use of a section 21 notice after a genuine repair complaint. A regulated solicitor can advise on how that protection applies to your tenancy.
Is a structural claim really no win, no fee?
In suitable cases, yes. These claims are usually funded by a Conditional Fee Agreement, often with After the Event insurance to cover the other side's costs if the claim fails — so there's typically nothing to pay up front and nothing to pay if you lose. Your solicitor explains the funding fully before any work begins.
Sources & further reading
- Landlord and Tenant Act 1985, s.11 (repairing obligations) — legislation.gov.uk ↗
- Homes (Fitness for Human Habitation) Act 2018 — legislation.gov.uk ↗
- Housing Health and Safety Rating System (HHSRS) — GOV.UK ↗
- Pre-Action Protocol for Housing Conditions Claims (England) — Justice UK ↗
This page is general legal information, not legal advice. Every housing-disrepair case turns on its own facts — speak to a solicitor about your situation. UK Housing Disrepair Solicitors is a connector service: we put tenants in touch with SRA-regulated solicitors, and we are not a firm of solicitors ourselves.