Integrity of Plasterboard Ceilings after a Flood

Squirrel1980

We have plasterboard ceilings that are approximately 35 years old and, unfortunately, a few days ago a broken pipe in our loft caused a flood of water. This water collected on top of the ceilings and eventually poured through the light fittings throughout our house. We estimate the water had been leaking for 3 full days prior to us becoming aware and there were several inches of standing water on top of the upstairs ceilings by this point. The ceilings are now a bit of a mess, one patch has broken through, there are many areas where the water has absorbed straight through the overlying plaster and paint and a few cracks have appeared.

We have had some drying specialists assess the situation and they have estimated that it will take 30 days to completely dry out the house.

Therefore, given how wet the boards became, can you advise as to their integrity and longevity once they have dried out?

We are not DIY experts but through a bit of internet research suggests we have 3 options…

1) Dry out the ceilings and simply paint over the stains/cracks (this receives negative reviews online as stains and cracks re-appear through the paintwork over time… would you concur?)
2) Dry out the ceilings, re-plaster and paint them.
3) Rip out the old ceilings and replace them with fresh plasterboard.
4) Cover the existing plasterboard with new and skim over

What do you think would be the most sensible option?

Many thanks!

Furts

My answer is an emphatic remove all damaged plasterboard and make good the ceiling. But this must be done with care, ideally leaving the plasterboard where it abuts walls. When doing this you have an opportunity to install a vapour barrier and fit better quality plasterboard than what was there before - such as dense, or foil backed.

Squirrel1980

OK thank you. All the ceilings were effected. mainly at the centre of the ceiling where the water poured through the light fitting but also it has seeped through around the edges. On most of the ceilings there are 4-6 areas of 'puddles' where water has collected on the painted side and 2 holes.

Are you recommending we cut out each individual damaged area?

We could afford to rip down the entire ceiling and replace... just not sure what the safest long term option would be.

Furts

Squirrel1980 wrote: »

OK thank you. All the ceilings were effected. mainly at the centre of the ceiling where the water poured through the light fitting but also it has seeped through around the edges. On most of the ceilings there are 4-6 areas of 'puddles' where water has collected on the painted side and 2 holes.

Are you recommending we cut out each individual damaged area?

We could afford to rip down the entire ceiling and replace... just not sure what the safest long term option would be.

I do not know how your home was built, but the principles of good practice building are...plasterboard ceilings are fixed before the walls are plastered. Your 35 year old home is probably plastered, or less likely, at least scimmed dry lining. The wall plaster holds up the edges of the plasterboard sheets and prevents cracks occurring here. If you take the boards off right back to the wall you risk damage to the top of the wall plaster and subsequently you do not have a tight fit with your new boards.

The ceiling needs renewing in its entirety - it is just a judgement on what is pragmatic at the edges.

phil24_7

Option 3 is the only real option.

The edges can be dealt with if you take the edges of the old boards out carefully. Or you could cover with simple coving.

regards
Phil

Squirrel1980

Thank you. Replacing is the best option in my mind also. I'm concerned about mould that may have grown. Knauf state mould can grow within the gymsum in 24-48 hours. The ceilings have now been wet for 3 full days.

If they turn out to have asbestos in them (we're awaiting results atm) how much do specialist asbestos removers cost?

Doozergirl

You shouldn't need specialists for asbestos in plaster - the fibres are bonded.

It can be done by someone with basic training or someone sensible taking the correct precautions. Googling for info on government-type websites like the HSE might save you a small fortune.

chrisw

I presume you have no insurance? Otherwise that would cover the works to get the experts in.

phil24_7

Has any of the plasterboard got any markings on it saying the make or model of the plasterboard (probably on the back of the boards, visible from the loft)? This will allow you to check with the manufacturer regarding it's composition.

I wouldn't worry about mould growth yet to be honest.

Regards
Phil

Squirrel1980

Yes we have insurance and covered for up to £2million for water damage, but they are insisting the ceilings can be salvaged just by drying them out and painting over them. We have just spent £500 getting the upstairs ceilings re-plastered and they were immaculate, so I am not satisfied with this option of just drying and painting them you see, they are a real mess. Huge water stains, cracks and holes.

In my mind if its going to take 30 days to dry them out, and then 2 weeks for repairs to be made (bits of damaged plaster cut out and replaced), then re-skimmed, then painted. Surely it is more economical to just rip them down and replace them. Then there's no need to dry them out and they will be much easier to decorate.


I am concerned about mould to be honest. I'm not sure how they can reassure me there is no mould growing above the ceiling downstairs (inside the cavity, IYSWIM).... if it can grow within 48 hours (according to Knauf) then surely we are at a high risk of it growing over the next 30 days during the heating/drying process?


I'll ask the building surveyor to work out the brand when they assess the house next week.


But finally, the ceilings were immaculate. They were freshly re-plastered recently. I know from past experience that cracks tend to show through skimming over time. So if the insurance company point blank refuse to do what we ask, then I'm considering our options to fix it properly ourselves.

phil24_7

Speak to your insurance assessor again. They should be well aware that plasterboard does not deal with water well. It will hold on to water for a very long time and will sag and crack etc causing damage to the finish.

I take it no assessors have visited the property yet and that the surveyor has been appointed by the insurance company?

The building surveyor may well pull rank and say the plasterboard needs replacing as it is his insurance that will be called upon if his recommendations are followed and their are problems further down the line.

Regards
Phil