Overboard or replace ceiling

shyam1991

Hello,

I recently moved into a 1920s 1st floor maisonette. In the structural survey, the surveyor suggested the following

The ceilings to the property appear to be predominately the original lath and plaster and these are cracking in some areas, such as in the middle bedroom/dining room. Also, to the lounge and the front bedroom. It should be noted that lath and plaster has a lifespan of approximately 70 years, and so costs for future replacement of these should expected. It will be much easier to repair these by over-boarding with plasterboard, skimming and decorating, before the ceilings begin to sag too much at which time, the whole original lath and plaster ceiling will need to be removed before boarding with plasterboard. However, these are currently in a serviceable condition.

Could you please suggested which is the better action: Overboard or replace ceiling?

I am confused as the two different plaster workmen suggested two different things after visiting my property.

Jeepers_Creepers

You should end up with the same result - a nice new flat ceiling

Overboarding should be cheaper as it's a lot less work. Removing the old plaster and lath is a foul job, with whatever dust and debris that's accumulated up there over a century ending up on your floor (which, of course, has been covered...)

Which solution would I prefer? A full replacement. Why? Because with the old lath up there, any job you need to do in the future - fitting ceiling lights or downlighters, smoke alarms, anything like that - will involve having to cut through annoying lath strips, having to cope with foul dust, needing to compensate for the extra thickness, and annoying stuff like that.

You pays yer money and takes yer whatsit.

One other possible factor to consider - if your existing ceiling is noticeably wobbly or wavy, then removing all the old P&L will allow the exposed joists to be levelled (by sistering or by adding thin fillets) ready for the new boards. Overboarding won't do this - it'll just follow the old ceiling profile.

[Deleted User]

Replacing a ceiling is a messy dirty expensive job, while its still possible overboarding is the answer

FreeBear

venison said: Replacing a ceiling is a messy dirty expensive job

Very dirty, yes - Have done three ceilings here so far. Generated quite a large pile of plaster, most of which has been recycled.

Expensive - If you are paying someone to do it, the costs mount up. Pulling down the original ceiling is something any active person could manage given suitable PPE & tools. The key is to pay attention to the details and make sure all the nails holding the laths in place are removed.

Overboarding, you are relying on the plasterer getting the screws in to the joist first and every time - Always a crap shoot, so it isn't going to happen.

Apodemus

I'd be suspicious of any surveyor who reckoned that lath and plaster only lasts for 70 years!  Plenty of houses much older than that with perfectly sound ceilings!  

fenwick458

get rid of it. I'm not surprised some trades didn't want to take it down, it's a horrible job and it makes a mess.
I've seen some horrible attempts at overboarding really thick and bellied ceilings, the the boarders have had to use 3" screws to find the joists, and inevitably hit pipes and cables.
9 times out of 10 when you drop a ceiling like that thats been installed nearly 100 years ago, another plumbing, electrical, structural problem will just present itself, and at that stage it's easier to fix it. 
the alternative being that you never  spot the "plumbing, electrical, structural problem" as the ceiling is just overboarded, the problem then gets worse, and ends up costing more money to fix it, probably more money that you save by just not removing the ceiling in the 1st place
also if you are considering any plumbing or electrical work in the rooms, both of those trades will charge a lot less if they don't have to start pulling up carpets and working from above, get them to do the work when the ceiling is down 

TELLIT01

The OP is already living in the property and it would seem the work to the ceiling is required almost throughout the property.  I wouldn't have thought it would be realistic to remain living in the property if the ceilings are being ripped down.  Even if it was done one room at a time, the dust will get everywhere.

Replacing the ceilings is undoubtedly the best solution for the long term but is it really practical in the OP's situation?

Norman_Castle

My first job as a builders labourer involved converting Victorian terraces for social housing which always needed the ceilings removing. This involved a shovel and dodging the bits that dropped. Dirty work is an understatement. H&S was a vision for the future.

A few years back I had a ceiling replaced where the old plaster was removed but the laths left in place. It wasn't my choice but seemed a good compromise removing most of the weight from the ceiling joists which allowed more weight in the loft but leaving the insulation in place so it didn't need replacing and kept most of the dust out of the loft.

ka7e

Most of my ceilings have been overboarded, but they were 1930s hardboard-type material with straps -the "straps" were removed and boarded and plastered over. My builder would not have been happy boarding over lathes and plaster, for the reasons mentioned by fenwick458. There is no way we could have stayed in the house if all the ceilings had to be totally replaced! Most of our belongings were still in packing cases, but you can't believe how plaster dust permeates everywhere. We did have the ceiling down in the kitchen as it was converted from 2 rooms, and that facilitated a full rewire at the same time.

floppydisk1

 If you can afford it, take it all down.For all the reasons mentioned above, also if ( or in old properties when is more likely ) you have a leak ( plumbing or roofing, it doesn't really matter ) extra added weight will cause the ceiling  either to collapse - the lot - lath and plaster and new overboard and skimmed ceiling too , or  when wet the weight will be so much the lot will  end up sagging and bending so much, youend up taking it all down anyway. It cost a bit more now and saves you a lot of hassle and money in the long run.

shyam1991

Thanks everyone for the suggestion.

I am going to ask what Norman_Castle suggested, to remove the plaster but leave the lath and plasterboard it. Let see how it goes.

Thanks