Crumbling or falling plaster: is it your landlord's problem to fix?

Walls and ceilings should not shed plaster. If the plaster in your rented home is crumbling, cracking, or falling away, there is usually an underlying cause, and in most cases, your landlord is responsible for fixing it. Here is why plaster fails, who is responsible, and what to do.

Why does plaster crumble or fall?

Plaster can fail for several reasons, most of which are caused by problems your landlord should be fixing:

• Damp and water ingress, plaster absorbs moisture and breaks down. If a roof is leaking, a pipe is dripping, or rainwater is getting in through an external wall, the plaster will eventually fail
• Rising damp, moisture travelling up through walls can cause plaster to bubble, crumble, and peel away from the wall
• Old or deteriorated plaster, in older properties, plaster may simply have reached the end of its life, particularly in Victorian and Edwardian homes with lime plaster on laths
• Structural movement, cracking and plaster loss can follow structural movement in the building, particularly around window frames and door openings
• Impact damage, plaster that has been hit or knocked can loosen and fall

Is the landlord responsible for plaster?

In most cases, yes. Under the Landlord and Tenant Act 1985, landlords must keep the structure of the property in repair. Plastered walls and ceilings are part of the structure. Where the plaster failure is caused by an underlying problem, damp, a leak, structural movement, the landlord must fix both the root cause and the damaged plaster.

Even where the plaster has simply aged and become fragile, the landlord has a duty to keep the property in a condition that is safe and fit for habitation. Falling plaster can injure people, and loose ceiling plaster in particular is a safety hazard.

Is falling plaster dangerous?

Yes, it can be. A lump of plaster falling from a ceiling can cause injury, damage belongings, and, if electrical cables or fittings are nearby, create an electrical hazard. If plaster is actively falling or you can see large sections that are loose and likely to fall, report it to your landlord immediately as an urgent repair.

What should you do?

1. Photograph the damage, take clear photos showing where the plaster is crumbling or fallen, with dates
2. Report it in writing to your landlord, describe exactly where it is, how much has fallen, and whether it is ongoing
3. Keep a safe distance from areas where ceiling plaster is loose or where large sections may fall
4. Contact your council's environmental health team if the landlord does not respond, falling plaster and exposed surfaces can be assessed under the Housing Health and Safety Rating System

What if the plaster was already damaged when I moved in?

If you reported it at the start of the tenancy and it is noted in your check-in report, this helps establish that the problem is not caused by you. Even if it was not recorded, the landlord's obligation to maintain the property means they should still address deterioration that makes the property unsafe or unfit.

When should I contact Support for Tenants?

We handle housing disrepair claims. If crumbling or falling plaster is part of a wider pattern of disrepair in your home and your landlord has not fixed it, we may be able to help you 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

• Section 11, Landlord and Tenant Act 1985 (legislation.gov.uk)
• Housing Health and Safety Rating System (HHSRS) guidance (GOV.UK)

Related articles

• Ceiling cracks, when is the landlord responsible?