How Much Does Ceiling Replacement Cost in the UK?

Quick Cost Breakdown

• Replacing a ceiling in a small room (up to 10m²) typically costs £400-£600 including labour and materials.
• A standard bedroom or living room (12-20m²) runs £550-£900 for a full replacement.
• Patch repairs for cracks or small damaged sections cost £150–£350 depending on the area affected.
• Lath and plaster ceilings (common in pre-1960s homes) cost considerably more than modern plasterboard.

Ceiling Replacement Cost Guide Contents

1. Do I Need Ceiling Repair or Full Replacement
2. Ceiling Replacement Cost by Room Size
3. Ceiling Repair Costs
4. Material Costs for Ceiling Replacement
5. Labour Costs for Ceiling Replacement
6. Additional and Hidden Costs
7. Find Local Plasterers on MyBuilder
8. FAQ: Common Questions About Ceiling Replacement Costs

Do I Need Ceiling Repair or Full Replacement

Not every ceiling problem warrants a full replacement, and getting this distinction right at the outset saves a significant amount of money. The key factors are the extent of the damage, the cause, and the type of ceiling you have.

Repair is usually sufficient when:

• Hairline cracks are present without sagging or movement - these are typically cosmetic and caused by normal settlement or temperature changes. A plasterer can cut out, fill, and skim over them in a few hours.
• Small holes from removed light fittings, spotlights, or minor impact damage - straightforward patch repairs, often completed in under a day.
• Isolated water staining where the leak has been fixed and the plasterboard is still structurally sound - the affected area can be cut out, replaced, and skimmed.
• Surface cracking or flaking plaster in an otherwise solid ceiling - a re-skim rather than a full replacement is often all that's needed.

Full replacement is more likely needed when:

• Widespread sagging or bowing across the ceiling - this usually indicates the plasterboard has become waterlogged or that fixings have failed, and patching won't hold.
• Extensive water damage that has compromised the plasterboard across a large area - at this point, replacement is more cost-effective than repeated repairs.
• Lath and plaster ceilings with significant cracking or separation from the laths - these deteriorate unpredictably and replacement is often more practical than attempting large-scale repairs.
• Nail fatigue on older ceilings - when the fixings holding plasterboard to joists have corroded or worked loose across a ceiling, individual repairs won't address the underlying problem.

A plasterer will usually assess the ceiling before quoting, and it's worth asking them directly whether repair would be viable. A straightforward repair is often a fraction of the cost of full replacement.

Post your job on MyBuilder to find available local plasterers, compare their profiles and reviews, and get an honest assessment of what your ceiling actually needs before committing to any work.

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Ceiling Replacement Cost by Room Size

Room size is the primary driver of material and labour cost. Most plasterers quote a fixed price for a ceiling replacement after measuring the room, rather than a per-metre rate, but the table below gives a realistic starting point based on standard plasterboard and skim finish.

Estimated ceiling replacement cost by room size:

Room Size	Estimated Total Cost
Small box room	£400-£600
Standard bedroom	£500-£750
Living room or large bedroom	£600-£900
Large open-plan room	£800-£1,200+

For a lath and plaster ceiling (typically found in pre-1960s homes), add 50-100% to these figures. The materials and method are different, and the skill required is considerably more specialist. Getting a quote from a plasterer with specific experience of lath and plaster is important, and not all general plasterers work with it.

Post your job on MyBuilder to receive interest from available local plasterers, compare profiles and reviews, and request quotes before committing to anyone.

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Ceiling Repair Costs

For damage that doesn't warrant a full replacement, repair costs are considerably lower, and the scope of what can be repaired successfully is wider than most homeowners expect.

Cracks, small holes, localised water damage, and flaking plaster can all be addressed without touching the rest of the ceiling. In most cases, a well-executed repair is indistinguishable from a new ceiling once painted, particularly if the surrounding plaster is in reasonable condition.

Typical ceiling repair costs:

Repair Type	Estimated Cost
Hairline crack repair (small section)	£80-£150
Patch repair - small hole or damaged section (up to 0.5m²)	£150-£250
Patch repair - larger damaged area (0.5–2m²)	£200-£400
Re-skim (existing plasterboard, sound structure)	£250-£500
Water-damaged section — cut out and replace	£200-£450
Lath and plaster patch repair	£200-£500+

One thing worth knowing: newly repaired and skimmed sections often look slightly different to the surrounding ceiling once painted, particularly on older ceilings.

If the repair area is large or centrally visible, some homeowners opt to re-skim the entire ceiling at the same time to achieve a consistent finish, the additional cost is usually modest compared to the labour already being paid.

If water damage is what brought you here, the source of the leak needs to be fixed before any plastering work is carried out, otherwise the repair will fail. See our guide to repairing water-damaged paint for a full breakdown of what's involved.

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Material Costs for Ceiling Replacement

Materials account for a relatively modest share of a standard ceiling replacement, typically 20-30% of the total cost.

Labour dominates the budget, particularly on ceilings, which are more physically demanding and time-consuming than wall work.

Here's a breakdown of typical material costs:

Material	Cost
Standard plasterboard (12.5mm)	£5-£9 per sheet (2400 x 1200mm)
Moisture-resistant plasterboard	£9-£15 per sheet
Finishing plaster (25kg bag)	£8-£15 per bag
Scrim tape (90m roll)	£5-£7
Plasterboard screws and fixings	£5-£15

A standard bedroom ceiling of around 12-15m² requires roughly six to eight sheets of plasterboard and one to two bags of finishing plaster, putting material costs at around £60-£140 for a basic replacement.

Ceiling type also affects material costs significantly:

• Standard plasterboard and skim: the most common and cost-effective option, suitable for the vast majority of homes.
• Moisture-resistant plasterboard: worth specifying for bathrooms, kitchens, or rooms prone to humidity; costs a little more but prevents the premature failure that standard board suffers in damp conditions.
• Lath and plaster: used in period property restorations; considerably more expensive in both materials and labour, but required in some listed buildings and conservation areas.

Labour Costs for Ceiling Replacement

Ceiling work is more physically demanding than wall plastering, working overhead throughout, often from a platform or hop-up board, and most plasterers price it accordingly. Day rates for ceiling work tend to sit at the upper end of a plasterer's standard range.

Most ceiling replacements are carried out by a plasterer and a labourer working together: one boarding, one mixing and passing materials. This is both safer and faster than a solo operation.

Typical labour costs for ceiling replacement:

Task	Average Cost
Plasterer day rate	£150-£250 per day
Labourer day rate	£80-£120 per day
Strip out and remove old ceiling	£100-£300
Board and skim - standard ceiling (per m²)	£18-£35 per m²
Finishing and painting	£150-£300

A standard bedroom ceiling replacement takes one to one and a half days for a two-person crew. A larger living room or a job with complications, awkward access, discovery of damp in the joists, or integration around ceiling roses and coving, will take longer. Most plasterers quote a fixed price for the job once they've assessed the room, so agree the scope in writing before work starts to avoid any ambiguity if the job runs over.

Note: London and the South East typically run 15-25% higher than the national average for labour. For a full breakdown of what plasterers charge, see our painter and decorator cost guide.

Additional and Hidden Costs

Most quotes for a ceiling replacement cover boarding, skimming, and standard labour. The following costs are commonly priced separately or only surface once work is underway.

• Painting: Plastering leaves a raw finish that needs priming and painting. This is almost never included in a plasterer's quote. A ceiling repaint by a decorator typically costs £150-£350 for a standard room, depending on ceiling height and condition.

• Waste disposal: Removing and disposing of old plasterboard or lath and plaster generates significant waste. Skip hire or a builder's waste collection adds £80-£200 to the total, and is sometimes included in quotes, always confirm upfront.

• Asbestos testing: Artex coatings applied before 2000, and some lath and plaster from the same era, may contain asbestos. Before any ceiling is disturbed in a pre-2000 property, an asbestos test is strongly advisable. Testing costs £50-£150 for a standard sample; full removal by a licensed contractor if asbestos is found is a separate and considerably more significant cost.

• Structural repairs: If damaged joists or timber are found once the old ceiling is removed, repairs are needed before the new ceiling goes up. Minor repairs add £100-£400; more significant structural work will need to be quoted separately.

• Coving and cornicing: If the existing coving is damaged during the strip-out or was already in poor condition, replacement coving adds £4-£8 per linear metre for standard profiles. Period or bespoke cornicing in older properties is considerably more expensive.

• Scaffolding or access equipment: Most standard-height ceilings don't require scaffold, a hop-up or tower board is sufficient. Vaulted or double-height ceilings add scaffold hire at £100-£300 depending on configuration.

MyBuilder Tip: Ask your plasterer to carry out the strip-out themselves and confirm whether waste disposal is included in their quote. A price that looks competitive can become significantly less so if skip hire and disposal appear as separate line items once the job is complete.

Find Local Plasterers on MyBuilder

MyBuilder makes it straightforward to find plasterers in your area who carry out ceiling replacement and repair work. Post your job for free, receive interest from available local plasterers, and compare profiles, reviews, and photos of previous work before deciding who to contact.

If you're unsure whether your ceiling needs a full replacement or a repair, posting your job gives you the opportunity to ask plasterers for their assessment before committing to a specification. You can also browse photos of completed ceiling jobs on MyBuilder to see the standard of work involved before choosing who to hire.

All tradespeople on MyBuilder undergo checks at registration, such as ID documents, company details, certifications for regulated jobs and skill assessments, allowing you to hire with confidence.

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FAQ: Common Questions About Ceiling Replacement Costs

How Much Does It Cost to Replace a Ceiling in a Standard Room?

For a typical bedroom or living room (12–20m²), a full ceiling replacement including plasterboard, skim plaster, and labour costs £550–£900. This assumes a standard-height ceiling with no structural complications.

Smaller rooms cost less and larger or more complex ceilings, vaulted, heavily ornamented, or lath and plaster, cost more. Painting is not included in most plastering quotes and should be budgeted separately.

Can Ceiling Cracks Be Repaired Without Full Replacement?

In most cases, yes. Hairline cracks from settlement are a common cosmetic issue and can be cut out, filled, and re-skimmed by a plasterer for £80-£200 depending on the length and number of cracks. Where cracks are accompanied by sagging, movement, or widespread plaster detachment, replacement becomes more practical than repair.

A plasterer's assessment is the most reliable way to determine which approach is appropriate. You can browse examples of completed ceiling repair and replacement projects on MyBuilder to get a sense of typical jobs before requesting quotes.

How Long Does a Ceiling Replacement Take?

A standard ceiling replacement, boarding and skimming a single room, typically takes one to one and a half days for a plasterer and labourer working together.

The plaster then needs 24-48 hours to dry fully before painting can begin. More complex jobs involving strip-out of lath and plaster, structural repairs, or awkward access will take longer. Allow at least three to four days from start to finished, painted ceiling for a standard room.

Do I Need to Worry About Asbestos?

If your property was built before 1985 or has Artex ceilings applied before 2000, asbestos testing before any ceiling work is strongly advisable.

Artex was commonly made with chrysotile (white asbestos) until the late 1990s, and disturbing it without testing is a health and safety risk. Testing costs £50-£150 for a sample; any contractor proposing to skim or strip an older Artex ceiling without testing it first is worth approaching with caution.

Is Ceiling Replacement Something I Can DIY?

Boarding a ceiling is physically challenging. It requires two people, appropriate access equipment, and accurate cutting to achieve a flat, well-fixed result. Skimming over the boards is a skilled trade that takes years to do well; an amateur skim finish will be immediately obvious once painted.

Most homeowners are better served by hiring a professional for the boarding and skimming and limiting DIY involvement to clearing the room, laying dust sheets, and painting once the plaster has dried.