Re-plastering ceilings

ashli_2

Hi, we have just received a Homebuyer Survey for a house we are in the process buying, and though it is generally good, it does highlight the following as an 'Urgent Matter'.

'The property has lath and plaster ceilings, with this type of ceiling the plaster gradually loses its key and re-plastering becomes necesaary. At the present time the majority of the ceilings were showing signs of key loss, some to a more severe level than others however we would strongly recommend that you budget for re-plastering the ceilings thoughout the property. This will involve taking down the existing ceilings, re-plaster boarding and skimming, unfortunately this is an extremely dirty and disruptive operation and for this reason we would strongly recommend that all the ceilings are undertaken at the same time to get all the disruption out of the way'

The house is a two bedroom semi...does anyone have a rough idea of what this is going to cost?

Thanks

startrekker

we recently put a new ceiling in our kitchen. I bought the boards and put them up myself, we had it aretexed afterwards . The boards cost about £90 and the artexing was £100, and this was for a ceiling area of 18 sq mtrs. Putting the boards up was easy enough, and it was a messy old job. But it did keep the cost down, I had a quote of £500 to do have it done so saved a few bob myself. Hope this gives you some idea.

fatnbald

Taking the ceilings down is a last resort, it is a filthy disgusting job and takes months for the dust to settles down, most plasterers would probably advise to screw the new boards over the existing ceiling.

It sounds a bit extreme to say that for all the ceilings to have a problem at the same time, how old is the property? I had a Victorian house which was 110 years old and the original ceilings were no problem in there.

ashli_2

Hi there fatandbald, it's a 1930's semi. Do you think the surveyor might just be covering his back then?

fatnbald

Real problems with the ceilings will be pretty obvious with a visual inspection, any sagging or repaired patches will usually give it away. Unless there has been water leaks or something similar they will probably be sound.

Obviously new ceilings are a much better prospect for decorating and for their visual appearances but if it ain't broke why fix it?

I would guess he may be covering himself, it may be standard script for the age of the house.

moob_2

startrekker wrote: »

we recently put a new ceiling in our kitchen. I bought the boards and put them up myself, we had it aretexed afterwards . The boards cost about £90 and the artexing was £100, and this was for a ceiling area of 18 sq mtrs. Putting the boards up was easy enough, and it was a messy old job. But it did keep the cost down, I had a quote of £500 to do have it done so saved a few bob myself. Hope this gives you some idea.

You evil, evil man.

greyteam1959

If the house is empty and you intend doing some restoration work by all means have the ceilings re done.
As the other poster says its a very very very filthy job removing the lathe and plaster.
Personally unless there is some obvious sagging leave well alone.
Would agree with the comment that the surveyor is only covering his back
P.S.
Startrekker sounds like a bodger to me !!!!!!!!!!!!

MORPH3US

mervyn11 wrote: »

Startrekker sounds like a bodger to me !!!!!!!!!!!!

Eh?

ashli_2

Hi everyone, thanks for your replies. We noticed some cracks in the plaster as you would expect in an older house, but certainly no indication that the ceilings were in imminent danger of falling down!

I think I will get some plasterers round and see what they think needs to be done without mentioning the surveyors recommendations first.


If there is enough money I think i will get the lot skimmed over anyway to bring it up to a nice finish.