The walls, floors, foundations and roof are your landlord's responsibility. Hairline cracks in plaster are often cosmetic, but wide, growing or stepped cracks can point to movement in the building that needs proper investigation.
Much of Haringey is built on London clay, which shrinks and swells with the seasons, and many terraces are well over a century old. Structural movement is common and landlords are often slow to deal with it.
Signs your landlord should be dealing with
- Cracks wide enough to fit a coin into, or cracks that are getting longer
- Stepped cracks following the mortar lines in brickwork
- Doors and windows that have started to stick or will not close
- Sloping or bouncing floors and gaps opening below skirting boards
- Bulging walls, leaning chimneys or loose lintels
Why it happens and who is responsible
Causes include subsidence, failed lintels, rotten joists, corroded wall ties, leaking drains washing out the ground, tree roots and poorly done alterations.
The duty in section 11 of the Landlord and Tenant Act 1985 to keep the structure and exterior in repair covers walls, foundations, floors, joists, lintels, external render and plasterwork. The landlord must investigate properly, which may mean monitoring cracks or commissioning a structural engineer, and then carry out a lasting repair. From 30 November 2026, structural collapse is one of the hazards covered by Awaab's Law in social housing, with fixed timescales for investigation and making safe.
How it affects you
Structural defects let in water and draughts, make rooms unusable and in the worst cases put you at risk of injury. Living with visible movement in your home is also a real source of anxiety.
Evidence that helps your claim
- Photos of each crack with a ruler or coin for scale, retaken monthly
- A note of when you first noticed each defect
- Reports to the landlord and any responses
- Any engineer's or surveyor's report you have been given
- Photos of doors, windows or floors that have moved
You can send photos and documents to us through the secure evidence upload page.
What you can claim
A successful claim for structural damage and cracks 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
How do I know whether a crack is serious?
As a rough guide, cracks wider than about 5mm, cracks that are wider at one end, and cracks that keep growing should be looked at by a professional. Report any crack to your landlord in writing so there is a record, and photograph it regularly.
My landlord says they are "monitoring" the cracks. Is that enough?
Monitoring can be a reasonable first step, but it has to lead to a decision. If months pass with no engineer's report and no repair, the landlord is likely to be in breach and you can bring a claim.
Part of the building feels unsafe. What should I do?
Stay out of the affected area, tell your landlord immediately and, if there is a risk of collapse, contact Haringey Council's building control or call 999. Then get advice about a claim.
