Structural defects
If you have structural defects in your home, your landlord must put it right. The law that covers this is Section 11(1)(a), Landlord and Tenant Act 1985 + Defective Premises Act 1972. Awaab's Law also applies (it started in October 2025). Once you report it, your landlord must act within 10 working days. How much you could claim depends on how long it lasted, how serious it was, and any effect on your health. Most cases take 16 to 48 weeks. There is no upfront cost.
Symptoms
- Cracks in walls wider than a £1 coin
- Floors sloping, sagging, or springing underfoot
- Doors that no longer close or open properly
- Bowing, bulging, or moving walls
- Lintel failure above doors or windows
Health impact
- Collapse risk, life-threatening in extreme cases
- Stress and anxiety from living in an unsafe home
- Inability to safely use parts of the property
Evidence to gather
- Photograph cracks with a ruler or coin for scale
- Photograph the same crack 2 weeks apart to show movement
- Get a structural engineer's letter if you can, costs ~£200, often recoverable
Frequently asked questions
How much money can I claim for structural defects?
How much you could get depends on how bad it is, how long it went on, and how it affected your health, so we cannot promise a figure. The fee only comes out of your compensation if you win, never out of your own pocket.
How long does a structural defects claim take?
Most structural defects claims take 16 to 48 weeks. Once you report the problem, Awaab's Law (Section 10A LTA 1985, started 27 October 2025) gives your landlord 10 working days to act.
What proof do I need for structural defects?
Photos and videos with the date on them. A note of when you told your landlord and what they said. A letter from your doctor if anyone has been ill.
Can I claim if I owe rent?
Yes. Owing rent does not stop you making a disrepair claim. They are separate things in law. We will talk through your situation honestly.
Read more about structural defects
Structural defects at your landlord
Awaab's Law deadlines and your rights for structural defects with these social landlords.
Structural defects where you live
Your rights for structural defects in these areas.
This is worth a claim
Tenants are owed real money when a landlord leaves problems like structural defects unfixed. This is what landlords were made to pay across England in one recent year, and it is what we help you claim.
- £5.4m
- compensation ordered for tenants in one year
- 26,901
- orders made to put things right
- 40%
- of it for damp, mould and leaks
- £32,000
- the largest single award
Figures from the independent statutory review, Annual Complaints Review 2024 to 2025. These are sector-wide outcomes for social housing tenants in England.
Read deeper, Structural defects
Practical Q&As, legal context, and named case studies on this topic. Every link below is a Support for Tenants page.
By: Support for Tenants editorial team
Last updated:
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.