Floorboards that are loose, rotten, springy, or broken are more than a nuisance. They are a structural defect and a trip hazard, and in most cases, they are
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Floorboards that are loose, rotten, springy, or broken are more than a nuisance. They are a structural defect and a trip hazard, and in most cases, they are your landlord's responsibility to repair. Below, we look at when your landlord must fix flooring problems and what to do if they will not.
Is the landlord responsible for floorboards?
Yes, in most cases. Your landlord's obligations under Section 11 of the Landlord and Tenant Act 1985 require them to keep the structure of the property in repair. Floorboards form part of the structure of the building, they sit on the floor joists, which are structural elements, and a landlord is responsible for maintaining them.
Where floorboards are:
- Loose and moving underfoot (creating a trip hazard or risk of falling)
- Rotten due to damp, water ingress, or a burst pipe
- Broken, cracked, or with holes
- Springy or bouncing (indicating joist damage beneath)
...these are structural defects that your landlord must repair.
What if the floorboard problem was caused by damp?
Rotten floorboards are often caused by damp in the subfloor, water pooling under the boards from a leaking pipe, poor drainage, or rising damp affecting the ground floor. In this case, the underlying damp problem and the rotten floorboards are both the landlord's responsibility.
If the landlord replaces the floorboards without fixing the source of the damp, the problem will return. The repair must address the root cause as well as the damaged boards.
What if it was caused by a leak?
If a burst pipe or a plumbing leak has caused the boards to rot, the landlord is responsible for both the plumbing repair and the resulting floorboard damage. You are not expected to live with damaged flooring while waiting for the landlord to patch together a series of partial fixes.
What about carpet?
Your landlord is responsible for the floorboards (the structural floor surface). Floor coverings, carpets, laminate, or vinyl, are generally not covered by Section 11 unless the tenancy agreement says otherwise, or unless the condition of the floor covering has been damaged by the landlord's failure to repair (for example, a leak that ruined your carpet, or a defective subfloor that has buckled the laminate). In those cases, the damage to the covering caused by the landlord's breach is something you may be able to claim for.
Trip hazard and health and safety
Loose or broken floorboards are a safety hazard, particularly for:
- Children, who are more likely to trip
- Older tenants or those with mobility difficulties
- Anyone carrying items up or down stairs where a loose board could cause a fall
If a floorboard creates a trip hazard, this may also engage the Homes (Fitness for Human Habitation) Act 2018, which requires your home to be safe as well as structurally sound.
You can also report the hazard to your local council's housing team, who can carry out a Housing Health and Safety Rating System (HHSRS) inspection. Loose or rotten floorboards causing a trip hazard are a Category 2 or potentially Category 1 hazard under HHSRS.
How to report the problem
Write to your landlord or letting agent, clearly describing:
- Where the problem is (which room, which part of the floor)
- What the defect is (loose, rotten, broken, springy)
- When you first noticed it
- Any safety concern, particularly if there are children, older occupants, or anyone with a disability in the household
Keep a copy of every communication. Photograph the affected area, and include a photo of your foot next to the loose board for scale if possible.
What if my landlord ignores me?
If your landlord does not respond or refuses to repair:
- Send a formal follow-up, giving a reasonable deadline (two to four weeks for a non-emergency structural defect)
- Report to the council's housing enforcement team if the defect is a safety hazard
- Consider a disrepair claim through the county court
A disrepair claim can seek compensation for the time you have lived with the defect, as well as an order requiring your landlord to carry out the repair.
When should I contact Support for Tenants?
If you have loose, rotten, or broken floorboards that your landlord will not fix, call us on 0800 030 4669.
No upfront cost. You only pay if you win, and the fee comes out of the compensation. If you don't win, you pay nothing.
Sources
- Section 11, Landlord and Tenant Act 1985 (legislation.gov.uk)
- Homes (Fitness for Human Habitation) Act 2018 (legislation.gov.uk)
- Housing Health and Safety Rating System (HHSRS) guidance (GOV.UK)
Related articles
We review every guide at least twice a year and update it when the law changes. If you spot something out of date or wrong, email help@supportfortenants.co.uk.
Reviewed against current housing law for England and Wales as at 15 June 2026. Checked by our SRA-regulated panel solicitors. This is general information, not legal advice for your specific case. Any compensation figures or ranges shown are illustrative only and not guaranteed; every case is different.
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