Plastering Question

Lath and plaster ceiling replacement what's involved?

(lol they asked me to specify a trade) Well, my first question was going to be what trade fixes these ceilings?

I have owned the house for a year and there are now cracks in the ceiling of the extension part. The house is from the 1920s (seller had just repainted which I thought was nice but..) When I put my hand to the ceiling, I can actually push the part up slightly (2mm abouts). I've had builders around for other work (the house is a massive fixer uper and has been spitting problems out left, right and centre..) and one of them said, going to need a new roof.. is it a new roof or ceiling?
The roof looks fine.. there aren't cracked parts that I can see.. if anything I think the cracks are because there is no ventalation in the bathroom or the outside area so all the mostiure gets stuck up there..I had another guy looking at damp on the non-extension part and he climbed onto the roof of the extension and he didn't comment on the roof being poor at all...If I get a new roof does that mean the ceiling would be new too? (it is a pitched ceiling to go with the roof)

I am afraid of the ceiling coming down and think I am pushing my luck. I don't mind (well I do mind..) in the bathroom that much but the room next to the bathroom I just got sorted as a utilities area with cupboards,etc and it has nice stuff in it! I don't want it to be damaged...

Also I know it is hard to estimate without seeing but let us say the whole ceiling is going to be replaced what would the cost roughly be? for the room and the bathroom it is about 16ft x 8ft.

Anything would be helpful. I really don't know anything and I get so many different stories...I think I need to put the internal doors on hold and get the ceiling done first!
Thanks!
Jenny

1 Answer

Best Answer

If it is lath & plaster which has become "live" or cracked and loose then it should really be replaced. With a grade 2 or above it should go back as a lime based wet plaster again, if not then you have a couple of options, both are very messy and cause a lot of dust but do avoid the risk of it dropping off at some point in the future.
A) have the plaster removed and strip the lath leaving cleaned up joists. At this stage you could insulate and then re board with plaster board and skim finish.
B) locate the joists and at a right angle screw over the existing ceiling with batten. Then fit new board and skim finish. This avoids much of the mess but reduces the the ceiling height slightly.
I would think option A would cost in he region of £400 and B slightly less

Answered 24th Feb 2013

Fx finishing

Member since 15 Feb 2013

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