A ceiling coming down is frightening and can cause serious injury. It almost never happens without warning: there is usually a leak, a bulge or a crack that someone reported and nobody acted on.
Many Haringey homes still have original lath-and-plaster ceilings, which are heavy and fail suddenly once water gets into them. If yours shows signs of trouble, report it now and keep the room clear.
Signs your landlord should be dealing with
- A ceiling that sags, bulges or feels soft
- Long cracks or cracks that are widening
- Brown water stains or damp patches overhead
- Plaster dust or small pieces falling
- Plaster that sounds hollow or has come away from the wall
Why it happens and who is responsible
Water from a leaking roof, pipe or bathroom above is the usual cause. Age, vibration and old lath-and-plaster losing its key also play a part.
The courts have confirmed that plasterwork is part of the structure of a home, so ceilings and wall plaster are covered by section 11 of the Landlord and Tenant Act 1985. The landlord must fix both the ceiling and whatever caused it to fail. A ceiling at risk of collapse is an emergency: under Awaab's Law, social landlords must investigate and make safe emergency hazards within 24 hours. If anyone is injured, section 4 of the Defective Premises Act 1972 may give them a personal injury claim.
How it affects you
Falling plaster can cause head injuries and is a particular danger to children and anyone in bed beneath it. Afterwards, the room is unusable, belongings are ruined and old ceilings can release a great deal of dust.
Evidence that helps your claim
- Photos of the ceiling before, during and after any collapse
- Earlier reports of leaks, cracks or bulging
- Medical records for any injury
- A list and photos of damaged belongings
- Details of where you had to sleep or stay as a result
You can send photos and documents to us through the secure evidence upload page.
What you can claim
A successful claim for ceiling collapse and falling plaster usually has two parts. First, an agreement or court order that the landlord carries out the repairs by a fixed date. Second, compensation for the period you lived with the problem after the landlord knew about it, worked out as a share of your rent, plus the cost of damaged belongings and any extra expenses. If your health has suffered, that is assessed separately. Our compensation calculator gives an illustration.
What to do next
- Report it in writing to your landlord if you have not already, and keep a copy.
- Keep recording the problem with dated photos.
- Use the complaints process if you rent from Haringey Council or a housing association. You do not have to finish it before getting legal advice.
- Ask us for a free assessment. If you have a claim, it can be run on a no win no fee basis.
Not sure whether you have a claim? It takes two minutes to find out and costs nothing.
Questions tenants ask
My ceiling is bulging. What should I do right now?
Move people and furniture out from under it, keep the door closed and report it to your landlord as an emergency by phone and in writing. Take photos from a safe distance.
The ceiling has collapsed. Can the landlord make me stay there?
If the home cannot be made safe quickly, a social landlord must offer suitable alternative accommodation under Awaab's Law. Private tenants should ask the landlord for the same and contact Haringey Council if they refuse.
I was hit by falling plaster. Can I claim?
If the landlord knew, or should have known, about the defect, you may be able to claim for your injury in addition to the disrepair. Seek medical attention, keep records and get advice promptly.
