water damaged artexed ceiling

lagransiete

I have a 1980s terraced house i let which unfortunately incurred a leak from the bathroom which created a small amount of damage to the artexed ceiling in the living room below. I sent a plasterer round to test it for asbestos and i suspect it will come out positive so i am wondering what the best course of action would be, First I wondered whether having the ceiling skimmed over with plaster after applying PVA would suffice but then thought over boarding with plaster board and then skimming over would be better safer option. Can someone please advise me as the safety of my tenants are of paramount importance? Thanks

GDB2222

It's very common to skim over Artex. Is the damaged area of Artex stable enough to allow for that, or would it need to be removed/boarded over? 

If this is an insurance claim, you may be constrained by what the insurers will allow.

FreeBear

Is there cracks in the ceiling due to the water ?

If so, is it a lath & plaster ceiling ?

Skimming over cracks is OK in the short term, but they may reappear in time. Scrim tape will reduce the tendency of cracks reappearing, but your plasterer should know this anyway.

Another problem with skimming artex - If it isn't well adhered to the plaster behind, there is a good chance that the skim coat will fall down along with bits of artex.

lagransiete

FreeBear said:

Is there cracks in the ceiling due to the water ?

If so, is it a lath & plaster ceiling ?

Skimming over cracks is OK in the short term, but they may reappear in time. Scrim tape will reduce the tendency of cracks reappearing, but your plasterer should know this anyway.

Another problem with skimming artex - If it isn't well adhered to the plaster behind, there is a good chance that the skim coat will fall down along with bits of artex.

the crack is indeed due to the water leakage . As for the ceiling, given the house was built during the 1980s and is one of those timbered framed jobs built  by Wimpey , i would imagine the ceiling is a boarded one rather lathe and plaster. 
As I said my major concern is the welfare of my tenants and the long term condition of that celling , so bearing those in mind it would seem prudent to have the whole ceiling boarded over and skimmed

GDB2222

lagransiete said:

FreeBear said:

Is there cracks in the ceiling due to the water ?

If so, is it a lath & plaster ceiling ?

Skimming over cracks is OK in the short term, but they may reappear in time. Scrim tape will reduce the tendency of cracks reappearing, but your plasterer should know this anyway.

Another problem with skimming artex - If it isn't well adhered to the plaster behind, there is a good chance that the skim coat will fall down along with bits of artex.

the crack is indeed due to the water leakage . As for the ceiling, given the house was built during the 1980s and is one of those timbered framed jobs built  by Wimpey , i would imagine the ceiling is a boarded one rather lathe and plaster. 
As I said my major concern is the welfare of my tenants and the long term condition of that celling , so bearing those in mind it would seem prudent to have the whole ceiling boarded over and skimmed

Boarding over is a Rolls Royce job, so can't be faulted, except on the grounds of cost.  If you are paying, it's up to you.

If it's a 1980s house, have you done a complete rewire? 

 

lagransiete

GDB2222 said:

lagransiete said:

FreeBear said:

Is there cracks in the ceiling due to the water ?

If so, is it a lath & plaster ceiling ?

Skimming over cracks is OK in the short term, but they may reappear in time. Scrim tape will reduce the tendency of cracks reappearing, but your plasterer should know this anyway.

Another problem with skimming artex - If it isn't well adhered to the plaster behind, there is a good chance that the skim coat will fall down along with bits of artex.

the crack is indeed due to the water leakage . As for the ceiling, given the house was built during the 1980s and is one of those timbered framed jobs built  by Wimpey , i would imagine the ceiling is a boarded one rather lathe and plaster. 
As I said my major concern is the welfare of my tenants and the long term condition of that celling , so bearing those in mind it would seem prudent to have the whole ceiling boarded over and skimmed

Boarding over is a Rolls Royce job, so can't be faulted, except on the grounds of cost.  If you are paying, it's up to you.

If it's a 1980s house, have you done a complete rewire? 

 

no i haven't but the electrics do get regularly checked out by the Agent's contractor

Phil4432

I had water damaged artex in a couple of sections, following a flat roof leak.  There was slight dampness in the downstairs bathroom, the asbestos company advised to simply let it dry and it posed no risk.

The garage plasterboard and artex however, was sodden.  The asbetos company advised to take out the plasterboard completely, which I got him to do.

Can you post pics?  To ensure the safety of your tenants, the best thing would be to get a professional asbestos company to have a look and then take the steps they recommend. 

lagransiete

Phil4432 said:

I had water damaged artex in a couple of sections, following a flat roof leak.  There was slight dampness in the downstairs bathroom, the asbestos company advised to simply let it dry and it posed no risk.

The garage plasterboard and artex however, was sodden.  The asbetos company advised to take out the plasterboard completely, which I got him to do.

Can you post pics?  To ensure the safety of your tenants, the best thing would be to get a professional asbestos company to have a look and then take the steps they recommend. 

Sorry about the delay in replying, and here are two photos. For a heads-up, we got a report and a quote( £7000) from a plasterer who insisted the ceiling needed replacing, presumably because there is a slight bow in it but then the cynic in me thinks "he would say that". I have sent the quote plus photos to an insurance company and await their reply . Hopefully they will arrange for a professional asbestos company to have a look. We took a sample of the Artex and sent it for analysis and it does contain asbestos . 

ThisIsWeird

Wow, that's some quote!
Taking down a ceiling is a messy job, tho', compounded by the presence of asbestos. 
There are cheaper options (say you didn't have insurance), such as reboarding just that affected section of ceiling, and then skimming it all, but if it's going to be an insurance job, just let them sort it all. 
And, as said by others, skimming over Artex carries a risk of failure.

GDB2222

Shows how wrong I am, as I’d have said that’s wood chip paper!

lagransiete

GDB2222 said:

Shows how wrong I am, as I’d have said that’s wood chip paper!

maybe at 40 mtrs on a dark night