Cracks in ceilings and walls: when is the landlord responsible?

Direct answer

It depends on the crack. Hairline, cosmetic cracks are usually not something the landlord must fix. But wide or widening cracks, diagonal cracks, cracks that go through the full wall, or cracks with damp or water entry can point to disrepair the landlord must investigate and repair. Report any crack that worries you in writing and ask for an inspection.

Cracks in the walls or ceiling of your rented home can be alarming. Some are cosmetic and unlikely to cause further problems. Others point to structural movement or water damage that the landlord is obliged to investigate and repair. We show you how to tell the difference and what to do.

When should I be concerned about cracks?

Less serious (usually cosmetic):

• Hairline cracks at the junction between walls and ceilings, these often appear as a building settles and are common in plaster
• Fine cracks in plasterwork that do not go through to the brick or blockwork behind
• Cracks that have been present for years and are not widening

More serious (may need investigation and repair):

• Cracks that are wider than 3–5mm, especially if they are still widening
• Diagonal cracks across walls or ceilings, these can indicate structural movement
• Cracks that go through the full thickness of a wall
• Cracks accompanied by damp patches, staining, or water entry
• Cracks around door frames that are causing doors to stick or not close properly
• Bowing or bulging walls
• Cracks in external brickwork

If you are unsure, it is better to report the crack and let the landlord investigate than to assume it is harmless.

Is the landlord responsible for cracks?

It depends on the cause.

Yes, the landlord is responsible if:

• The crack is in the structure of the building, walls, ceilings, floors, or external fabric
• The crack is caused by structural movement, subsidence, defective foundations, or a defect in the building
• Water is entering through a crack and causing damp or damage
• A crack has caused a hazard, falling plaster, for example

Under the Landlord and Tenant Act 1985, landlords must keep the structure and exterior of the property in repair. Cracks that affect the structure or allow water in are covered by this duty.

The position may be different if:

• The crack is purely cosmetic and in plaster that the tenant is responsible for maintaining under the tenancy agreement (though in most residential tenancies, the structural elements and external fabric remain the landlord's responsibility)
• The crack was caused directly by the tenant's actions

What should I do if I notice cracks?

1. Photograph the crack, include a ruler or coin for scale; photograph the full length of the crack
2. Note the location, which wall, ceiling, floor; inside or outside; near a window or door
3. Monitor it, if you can, mark the ends of the crack lightly in pencil and note the date; if it grows, you have evidence
4. Report in writing to your landlord, describing what you can see, where it is, and asking for an inspection

What if the crack has caused damp or plaster to fall?

If a crack has led to water entry (penetrating damp), or if plaster has started to crumble or fall, this is an urgent repair. Report it as an emergency and ask for immediate action. Falling plaster creates a risk of injury, particularly in rooms where people sleep.

What if the landlord ignores the report?

• Contact your local council, environmental health can inspect and issue hazard notices if cracks indicate a structural problem or allow water entry
• Get an independent opinion, a surveyor or structural engineer can assess whether a crack is significant; their report is useful evidence if you later make a disrepair claim

When should I contact Support for Tenants?

We handle housing disrepair claims. If cracks in your home are linked to structural problems or water ingress that your landlord has been notified about but not repaired, we may be able to help you get the repairs done and claim compensation.

Call us on 0800 030 4669. No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. If you don't win, you pay nothing.

Sources

• Landlord and Tenant Act 1985, Section 11 (legislation.gov.uk)
• Homes (Fitness for Human Habitation) Act 2018 (legislation.gov.uk)