Defective Brickwork Housing Disrepair Claims

Defective brickwork is a structural issue that can allow water into your home, weaken the building, and create unsafe conditions. If the brickwork or mortar on your rented property is crumbling, cracked, or spalling, your landlord has a legal duty to repair it. Ignoring structural deterioration puts tenants at risk and constitutes a breach of the landlord's legal obligations.

What the Law Says

Section 11 of the Landlord and Tenant Act 1985 requires landlords to keep the structure and exterior in repair — brickwork is explicitly within scope. The Defective Premises Act 1972 further imposes a duty of care. Structural defects under the HHSRS can be classified as Category 1 hazards, giving local councils the power to compel repairs.

Common Causes

Failing mortar joints — Mortar between bricks weakens over decades — once it crumbles, water enters the wall and penetrates to the interior.

Spalling bricks — Frost and moisture cause brick faces to flake and crumble, exposing the internal structure to water.

Cracks in brickwork — Settlement cracks allow water ingress and can indicate structural movement requiring urgent investigation.

Failed or missing wall ties — In cavity walls, corroded or missing wall ties can cause the outer leaf of brickwork to bow outward.

Damaged lintel above openings — Corroded or insufficient lintels cause cracking in brickwork above windows and doors.

Warning Signs to Watch For

Cracks in external walls — particularly diagonal or stair-step cracks
Brick faces crumbling, flaking, or falling away
White salt deposits on brickwork indicating moisture movement
Damp patches on internal walls adjacent to external brickwork
Bulging or bowing sections of external wall
Mortar that can be scraped out easily with a finger

Landlord Response Timeframes

Immediately for active structural movement, collapsed brickwork, or risk of wall collapse. 7-14 days for significant cracks or water ingress through defective brickwork. 28 days for general mortar deterioration and minor pointing failure.

What You Can Claim For

Property damageWater entering through defective brickwork can damage internal walls, plaster, flooring, and contents.

Health impactDamp caused by water ingress through defective brickwork contributes to mould and respiratory conditions.

Structural survey costsIf you commissioned an independent survey to document the defect, those costs may be recoverable.

Inconvenience and distressCompensation for living with a structural defect and the anxiety it causes.

Rent reductionA proportion of rent refunded for the period the structural defect was unresolved.

Emergency accommodationIf the structural risk makes the property unsafe to occupy, accommodation costs may be claimed.

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