Structural defects
If you have structural defects in your home, your landlord must put it right by law. If it's dangerous right now, a real risk of collapse or a ceiling that could come down, that already counts as an emergency hazard under Awaab's Law today, and your landlord must make it safe within 24 hours. For less urgent structural problems there's no fixed Awaab's Law deadline yet (expected from November 2026), but your landlord still has to fix it within a reasonable time under Section 11. How much you could claim depends on how long it lasted, how serious it was, and any effect on your health. There is no fixed timescale, though months rather than days is realistic. 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.
England: Section 11(1)(a), Landlord and Tenant Act 1985 + Defective Premises Act 1972. Wales: Renting Homes (Wales) Act 2016 repair and fitness duties.
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. 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.
How long does a structural defects claim take?
There is no fixed time. Months rather than days is realistic, and it depends on your evidence, how your landlord responds, and how complex the problem is. If you rent social housing in England, Awaab's Law (Section 10A LTA 1985, started 27 October 2025) gives your landlord a reasonable time to act. Wales uses the Renting Homes (Wales) Act 2016 instead.
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
Put it in writing
A written record helps your case. Copy a free, plain-English template, fill in the brackets, and send it to your landlord.
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This is worth a claim
Published decisions show what landlords were made to pay tenants across England in one recent year. A panel solicitor can advise what may be recoverable for structural defects in an individual claim.
- £5.4m
- compensation ordered for tenants in one year
- 26,901
- orders and recommendations made
- 578
- cases had orders over £2,000
- Almost £32,000
- the largest single order
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, not a promise; every case is different.