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

In short

It depends on the crack. Thin, cosmetic cracks are usually not something the landlord must fix. But wide or growing cracks, diagonal cracks, cracks that go right through a wall, or cracks with damp coming in can point to disrepair the landlord must look into 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 only cosmetic. Others point to movement in the building, or water getting in, and the landlord must look into those and fix them. Here is how to tell the difference and what to do.

When should I be concerned about cracks?

Less serious (usually cosmetic):

• Thin hairline cracks where walls meet ceilings. These often appear as a building settles, and they are common in plaster.
• Fine cracks in plaster that do not go through to the brick behind
• Cracks that have been there for years and are not getting wider

More serious (may need investigation and repair):

• Cracks wider than 3 to 5mm, especially if they are still growing
• Diagonal cracks across walls or ceilings. These can mean the building is moving.
• Cracks that go through the full thickness of a wall
• Cracks with damp patches, staining, or water coming in
• Cracks around door frames that make doors stick or stop closing properly
• Bowing or bulging walls
• Cracks in the outside brickwork

Not sure? Report it and let the landlord investigate. That is better than assuming 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 the outside fabric
• The crack comes from movement, subsidence, bad foundations, or a defect in the building
• Water is getting in through the crack and causing damp or damage
• The crack has created a hazard, like falling plaster

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 let water in, fall under that duty.

The position may be different if:

• The crack is purely cosmetic, in plaster your tenancy agreement makes you responsible for (though in most tenancies the structure and outside fabric stay the landlord's job)
• You caused the crack yourself

What should I do if I notice cracks?

1. Photograph the crack. Put a ruler or coin next to it for scale, and photograph its full length.
2. Note where it is. Which wall, ceiling or floor; inside or outside; near a window or door.
3. Watch it. If you can, mark the ends lightly in pencil and note the date. If it grows past your marks, you have evidence.
4. Report it in writing to your landlord. Describe what you can see and where, and ask for an inspection.

What if the crack has caused damp or falling plaster?

If water is coming in through a crack, or plaster is crumbling or falling, that is an urgent repair. Report it as an emergency and ask for action straight away. Falling plaster can injure someone, especially in rooms where people sleep.

What if the landlord ignores the report?

• Contact your local council. Environmental health can inspect, and can issue hazard notices if the cracks point to a structural problem or let water in.
• Get an independent opinion. A surveyor or structural engineer can say whether a crack matters. Their report is useful evidence if you later make a disrepair claim.

When should I contact Support for Tenants?

We help tenants with housing disrepair claims. If the cracks in your home come from structural problems or water getting in, and your landlord knows but has not repaired them, 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)