Overboarding sagging Lath & Plaster ceiling!

loulou1971_3

Hi - after a bit of advice!

My lath and plaster bedroom ceiling is sagging (mainly in a corner but also a bit further along one side) and has been for the 13 years I've been in my house. It's a Victorian terrace so not a huge room.

I lie in bed and see the wallpaper coming away at places along the seams so thought I'd check on here for repair options. Having found a previous thread about pulling down a lath and plaster ceiling being comparable to sticking your head in a bucket of soot (!) I'm definitely not going to consider that but also then read advice about simply overboarding with plasterboard and having it skimmed.

As one corner is actually sagging is this still possible? It's not a big sag by any means, more that the paper is coming away I think...but there are certainly ripples and differences in level along one side.

Also wondering who I get to do the job - does a plasterer attach the boards then plaster or are different people needed for each step?

And finally - any idea of cost for a room this size for this sort of job? (Victorian terrace front bedroom).

I live in Manchester so if anyone can recommend someone for the job I'd also be eternally grateful!

Many thanks!

Mankysteve

First check you haven't got moisture ingress into the roof space.

Plasterer

Hi,

Your plasterer will know how to get rid of your "sag" no problems there, might have to cut a bit away and then overboard (pack out the cut away piece) However (from what you have described) the chances are that he/she will be able to board straight over the sag and "pull it back into the joist" with the overboarding. When it is overboarded the boards will "span" any slight imperfections in the ceiling and when skimmed should look perfectly level. This is an easy job and easy day for plasterer and labourer (2 men to overboard) So £150 for the plasterer £80 for the lad and no more than £50 for your materials. £300 all in will comfortably cover it.
Note the post above though, you don't want to be doing it again next year if you do have a leaky roof.

ormus

where in manchester are you?
more specific may help. i know a chap in the eccles area.
im not sure how far he will travel though.

loulou1971_3

Many thanks for the responses great advice.

Did have a leak a few years ago during the stormy weather which was (I thought) fixed, but when we had lots of rain a couple of months ago a few drops came through that bit for one afternoon.....so you're right I prob need to get someone to look at the roof again too....oh god anyone know a reliable roofing person??!!

Ormus - I'm in Withington, South Manchester.

Around £300 sounds fine - I've looked at it for years and would love a nice, flat ceiling!

ormus

ill get his number for you
his name is pete the plasterer.

loulou1971_3

Thanks very much Ormus!

wallbash

Having found a previous thread about pulling down a lath and plaster ceiling being comparable to sticking your head in a bucket of soot (!)

Thats sounds like one of my pearls :rotfl:

loulou1971_3

Now then, my other half has just pointed out that we'll have to pull down the (fake but looks very real) coving he put up 12 years' ago then reapply it as the wallpaper will probably come off with it.....there's no way round that is there?????..........