Above stair case horrors!

Competsoph

Hi everyone, just moved into my first house and noticed some issue above the stairs. Nothing picked up by our surveyor and my DIY knowledge is improving but not brilliant, so just looking for some advice on priority, who/how to sort this and a vauge idea as to how much this may cost. We spotted the change in shape on viewing but being a 1930s we expected some slight irregularities. We didn’t start pressing around this area when we viewed so please no comments regarding this!

So above the stairs, the overhead panel appears bowed, on pressing the artex it is soft and possibly wet underneath? It appears at some point the previous owner has tried to fix this themselves using polyfiller. This has now started to crack and when I press or knock onto this area, small dust particles come from underneath the cracks. 

The roof was completed replaced in 2017 and our surveyor made comments that the roof and loft space was fine. I highly doubt there is any leak in the loft but otherwise I am unsure what could be causing this, or whether this was caused prior to the roof being replaced. I’m not entirely sure of the anatomy of this area. Does anyone have any advice? Is this simply a plasterers job?

Any advice is appreciated. Thanks 😊 

Competsoph

Pictures for an idea of the area I am referrring too.

FreeBear

1930s property - If the ceiling is original, it will be a lime plaster over wooden laths. Chances are, it has got wet at some point in the past (leaking roof perhaps), the wood has swelled causing the plaster to crack. Artex applied to cover the cracks. If the ceiling had been painted with distemper and not properly cleaned off, the Artex won't have bonded too well. The dust coming out is most likely a mix of distemper and lime plaster.

The short term fix is to peel off the Artex in the affected area and fill any cracks with a filler. Long term, removal of the lath & plaster, fix a sheet of plasterboard, and then skim - A (very) messy job !

Have you had the Artex tested for asbestos ?

Competsoph

@FreeBear thank you, that is somewhat what I expected (without knowing the ins and outs!). 

Not had it tested, surveyor commented it may contain due to the dates of installation.

Im unsure whether I feel confident enough to tackle even a patch up job myself at this point. Perhaps a plasterer would be able to help?

FreeBear

Competsoph said: Im unsure whether I feel confident enough to tackle even a patch up job myself at this point. Perhaps a plasterer would be able to help?

You will struggle to find a decent plasterer willing to come out and do a small job like that. An odd-job handyman may be a better bet if you can find one that does plastering.

greyteam1959

Is the area wet or damp ??
If so you should be investigating the cause of it 

Competsoph

@FreeBear I’m having a plasterer come out to do some other ceilings in the house so might ask them to complete the job at the same time. Otherwise, it’ll be my lovely dad on the phone!

@greyteam1959 as above, it doesn’t feel wet to the touch, I believe the issue happened prior to the roof being replaced. 

greyteam1959

Ok.
As Freebear said be prepared for a bit dusty mess !!

Davesnave

There isn't a hot water cylinder in the cupboard above there by any chance? When they 'go' there's just a pinhole leak....at first!