Structural problems
Changes to walls, ceilings or floors can be worrying. Record what you can safely observe, ask for an appropriate inspection and know what to do if the damage continues.
Understanding structural problems
Cracks, damaged floors and sagging plaster can have different causes. A photograph or crack alone does not establish whether a problem is structural; an appropriately qualified assessment may be needed.
Describe where the damage is and whether it has changed. Mention doors or windows becoming difficult to use, loose materials or areas you cannot access safely. Do not lift floors or disturb damaged surfaces to investigate.
What to look out for
Cracks and visible damage
Cracks or damaged areas in walls, ceilings or floors.
Changes over time
Existing damage becoming larger or appearing elsewhere.
Areas difficult to use
Damage affecting access or use of part of your home.
Keep away from areas that may be unsafe
If you see loose material, a bulging ceiling or signs that something may fall, stay clear and contact your landlord’s emergency repairs service. Do not stand beneath damaged areas to gather evidence.
If there is an immediate threat to life or collapse, call 999. Report concerns promptly rather than waiting for cracks to become larger.
What you can do
You do not need a perfect set of evidence to make your first report. Start with what you know and add to your record as things change.
Describe what is happening
Note the location and date you first noticed the damage. Explain whether it is new, spreading or affecting the way you use the home.
- Take dated photos from a safe position to record visible changes.
- Note affected doors, windows, floors and access routes.
- Keep details of previous inspections, repair work and returning damage.
Tell your landlord
Ask your landlord for an appropriate inspection, explaining the observed changes and any immediate safety concern. Keep the report reference and ask what arrangements apply while the area is assessed.
See an example of what to write
I am reporting damage to [wall / ceiling / floor] at [location]. I first noticed it on [date], and it has [changed / spread / remained visible]. It affects [access / a door or window / use of the room].
Please confirm you have received this report, explain how it will be assessed and let me know the next steps and expected timescale. I can share any photographs I have taken safely.
Keep your report reference, replies and repair appointments. If you report by phone, note the date and follow up in writing where possible.
Keep a record of the impact
Record which areas you cannot safely use and the disruption to everyday life. Save inspection findings, appointments and records of work, and note if damage reappears.
If the condition changes before a scheduled visit, update your landlord immediately. Do not attempt to support, remove or repair damaged structural elements yourself.
What should your landlord do?
The structure of a rented home is generally within a landlord’s repair responsibilities. Ask for a suitable assessment, an explanation of the findings and a repair plan where required.
The action needed depends on the cause and severity. Repair and fitness duties apply through different legal frameworks in England and Wales; visible cracks alone do not establish a breach or a claim.
Common questions
Does every crack mean the building is unsafe?
No. Cracks have different causes and cannot reliably be assessed from appearance alone. Report what you see and ask for an appropriate inspection, especially if it changes.
What if a crack gets larger before the visit?
Update your landlord with the change and any new effects on access or use of the home. Use the emergency repair route for immediate safety concerns.
Should I cover the damage before it is inspected?
Avoid disturbing damaged areas. Ask your landlord what is safe to do and keep dated records; do not attempt structural repairs yourself.
Can I complain without using Tenant Help?
Yes. You can use your landlord’s complaints process yourself. Further routes depend on your landlord and country: the Housing Ombudsman covers relevant social landlords in England, while the Public Services Ombudsman for Wales considers relevant Welsh public-service landlords. You do not have to use a claims management company.
If the problem continues
If damage remains unassessed or returns after repairs, follow up with the inspection history and dated observations. Ask how the cause will be investigated and use the formal complaints process where necessary.
For council or housing association tenants, further complaint routes include the Housing Ombudsman in England and the Public Services Ombudsman for Wales. Their procedures and scope differ; check the relevant guidance about when to bring a complaint.
Private tenants in England and Wales can ask their local council’s housing or environmental health team about conditions that may harm health or safety. Your tenancy or occupation contract and the circumstances will affect the options available.
Want to talk through your situation?
The checker asks about your housing problems, your landlord and whether you have reported them. Tenant Help can consider that information and explain whether its service may be relevant.
Read how Tenant Help works before deciding whether to be introduced to a solicitor.