A ceiling can look uneven for several reasons: old repairs, cracks, movement, water damage or a failing background. The right work might be a local repair, a skim over a sound ceiling, or new board where the existing surface is unsuitable. We discuss the condition before specifying a finish.
Which ceiling work fits the problem?
Skim a sound ceiling
A finishing coat can smooth an appropriate, stable background. The surface still needs preparation, and a skim alone will not secure loose plaster or sagging board.
Repair a local area
Small holes and isolated damage may be made good. The edge of the repair and the surrounding finish affect whether the patch will show after painting.
Overboard and finish
New plasterboard may be considered when the existing ceiling is unsuitable for a direct finish. The condition of the structure, fixing points, fittings and height all need checking first.
For damage that extends down the wall, see wall and ceiling plaster repairs.
Leaks, stains and older textured ceilings
Find and resolve the source of a leak before replacing damaged finishes. A stain alone does not establish whether the plaster or board is still sound. Tell us when the leak happened, whether the area is dry and if it has sagged or softened.
Some textured coatings in buildings built or refurbished before 2000 may contain asbestos. Do not scrape, sand or otherwise disturb a suspect coating before it has been properly assessed. HSE’s building diagrams identify textured coatings as a potential asbestos location. The method and any specialist work must be settled before plastering is planned.
Details that change a ceiling quote
- The room dimensions and ceiling height, especially stairwells and high rooms.
- Whether the existing ceiling is stable, cracked, stained, textured or sagging.
- Lights, downlights, coving, access panels and other fittings.
- Whether the quote is for a skim only, repair, overboarding or removal and replacement.
- Protection, access equipment, materials and disposal included in the scope.
Our London cost guide explains why a single square-metre figure cannot describe every ceiling.
After the ceiling is plastered
Allow the finish to dry fully before painting. Thickness, room temperature, ventilation and the materials used affect the time. Confirm the decorating guidance for your job rather than booking a painter to a fixed date; see when to paint new plaster.
For a first enquiry, send a wide ceiling photograph, close-ups of any cracks or stains, the room dimensions and your postcode. Mention any previous leaks and fittings that will stay in place.
Questions about ceiling work
Can you skim straight over an old ceiling?
Only when the existing background is suitable and stable. Cracks, loose plaster, stains, textured coatings and sagging boards change the preparation or may call for a different method.
Will a new skim hide a leak stain?
The leak must be resolved and the background assessed first. A stain can be cosmetic, but softened or sagging material may need replacement; the finishing and decorating system is chosen after that assessment.
Discuss your own walls and ceilings
Send a wide photograph, close-ups of damage, the rooms involved and your postcode. We can discuss the surfaces, preparation and a free, no-obligation quotation.
Send a WhatsApp enquiry