Ceiling replacement cost

Steve78

Hi Guys,

I am going to buy a house, survey suggested it would be better to change the ceilings.

Can someone give me an idea how much will that cost? Lounge is around 30 sq. m.

Also, I would like to have my loft boarded and insulated. does someone has any idea what would that cost?

Thanks in advance
Steve

27col

I don't know about cost, but if you board the loft then you will be unable to increase the depth of insulation beyond 100mm. This is well below the minimum thickness required for new builds. A compromise would be to just board the minimum area that you think you need, and have at least 250mm everywhere else.

jason_s_2

To have your lounge ceiling over boarded will be between £250-£300 depending on where you live. With the loft, you wont be able to board it if you follow the guide lines, as the insulation is about 250-300mm thick, maybe more? maybe you could use celetex inbetween the rafters.

SplanK

why have they advised to to chance the ceilings?? are they water damaged/falling down/damaged in some other way????

there maybe a cause that has yet to be idenfitied....??

Steve78

Although there is no visible leak and cracks, surveyor suggested that since it is 1930 house so ceilings must be of plaster and lath, which may not be very good in the future so it is better to replace them. He did not specifically mention that there is any leak or crack.

So should I replace them or keep it as it is?

latecomer

If there is nothing wrong with them why would you replace them?

ema_o

As far as I understand it (we have lath & plaster & have been doing some research) if you are happy with the ceilings then leave them as they are.
We have artex / polystyrene tiles / on our ceiling and the plasterer advised overboarding these - what I think I understood is that L&P is flexible and might move, cracking any plaster over the top, so it is not worth getting a nice finish over the top of L&P.
We haven't costed it fully but we are planning on doing what we can ourselves - overboarding, stripping the walls and basically getting it ready for the plasterer. If we do this he quoted approx £300 for 12ft square room walls and ceilings.

However - if you are happy with your ceilings as they are don't do anything!!

wallbash

Steve78 you are saying your L/P is over 80 years old , no major cracks/ bulges, could last another 80 years. Leave alone.

'surveyor suggested' he would !! covers his back! don't blame him.

Of course a builder going in and doing a complete refurb of the house would rip the L/P down, but he would not be living there and he would would be making a lot of mess!!

ormus

its just a suggestion by the surveyor.
i would leave alone too. you can do without that sort of expense right now.
dont fix it, if it aint broken.

ilikewatch

Hi,

When I bought my current house in May we ended up doing this upstairs, - there were 'orrible polystyrene tiles everywhere, and although the plaster & lath wasn't too bad underneath, my plasterer didn't want to skim over it in case it couldn't take the weight of the new plaster. I removed the exisiting ceilings and denailed the joists with the help of a friend in a day, and the plasterer took a day to plasterboard the ceilings and another day to skim. In all there were 5 rooms to do, one 12'x12', three 7'x11', one 4'x6'. Our costs were:

4 yard skip to remove old ceilings £70
Plasterboard/materials £100
24 hours labour from plasterer @ £7 p/h = £168
Tea/biscuits/beer for plasterer/mate £10
Cost of re-insulating loft afterwards £198

wallbash

I like the breakdown of the costs ,
But you forgot the cost of the lung transplant!