Ceiling repair - budget?
Discussion
For those who might be in the know.
We had to cut through the flat below mine's ceiling to get at a water leak. This has obivously made a right mess and the ceiling needs to be replaced which will be at my cost.
So, for a room which is no more than 2 x 2M, to rip out the remains of the old ceiling, fit new insulation and plasterboard, cut holes for 4 downlights, plaster in and decorate. What £ would you estimate?
We had to cut through the flat below mine's ceiling to get at a water leak. This has obivously made a right mess and the ceiling needs to be replaced which will be at my cost.
So, for a room which is no more than 2 x 2M, to rip out the remains of the old ceiling, fit new insulation and plasterboard, cut holes for 4 downlights, plaster in and decorate. What £ would you estimate?
Depends what's there already. If it's an accoustic ceiling on resilent bars that also need replacing then it's going to be a lot more expensive.
Why does the insulation need replacing?
Why does the whole ceiling need replacing?
Who's going to clear the room then put the stuff back?
Are you going to replace the fire hoods to the lights too?
Does it need to be a fire rated ceiling?
Is it going to be plaster skimmed or taped and jointed?
Where in Herts are you? I know a good plasterer in West London that may travel.
Any coving?
Stripping down a simple 2x2M plasterboard ceiling that is fixed directly to floor joists and cleaning up will only take a hour. Two full sheets of 12.5mm plasterboard £15 and an hour to fit. Allow two and half hours to set-up, clean-up and clear-out. Thats half a day for two men (so one man day) so £180 budget for time. £200 so far.
That doesn't allow for plastering or decoration. A plaster skim will be disporportionally expensive as the guy is going to be standing around waiting to float and/or apply a second coat. Maybe £100.
Decoration - buy a pot of emulsion and do it yourself.
Why does the insulation need replacing?
Why does the whole ceiling need replacing?
Who's going to clear the room then put the stuff back?
Are you going to replace the fire hoods to the lights too?
Does it need to be a fire rated ceiling?
Is it going to be plaster skimmed or taped and jointed?
Where in Herts are you? I know a good plasterer in West London that may travel.
Any coving?
Stripping down a simple 2x2M plasterboard ceiling that is fixed directly to floor joists and cleaning up will only take a hour. Two full sheets of 12.5mm plasterboard £15 and an hour to fit. Allow two and half hours to set-up, clean-up and clear-out. Thats half a day for two men (so one man day) so £180 budget for time. £200 so far.
That doesn't allow for plastering or decoration. A plaster skim will be disporportionally expensive as the guy is going to be standing around waiting to float and/or apply a second coat. Maybe £100.
Decoration - buy a pot of emulsion and do it yourself.
Edited by mk1fan on Wednesday 1st December 18:13
mk1fan said:
Depends what's there already. If it's an accoustic ceiling on resilent bars that also need replacing then it's going to be a lot more expensive.
Why does the insulation need replacing?
Why does the whole ceiling need replacing?
Who's going to clear the room then put the stuff back?
Are you going to replace the fire hoods to the lights too?
Does it need to be a fire rated ceiling?
Is it going to be plaster skimmed or taped and jointed?
Where in Herts are you? I know a good plasterer in West London that may travel.
Any coving?
Stripping down a simple 2x2M plasterboard ceiling that is fixed directly to floor joists and cleaning up will only take a hour. Two full sheets of 12.5mm plasterboard £15 and an hour to fit. Allow two and half hours to set-up, clean-up and clear-out. Thats half a day for two men (so one man day) so £180 budget for time. £200 so far.
That doesn't allow for plastering or decoration. A plaster skim will be disporportionally expensive as the guy is going to be standing around waiting to float and/or apply a second coat. Maybe £100.
Decoration - buy a pot of emulsion and do it yourself.
Yes, there is some coving but I see no reason why that couldn't be re-used. The insulation needs replacing as it was saturated and we chucked it out. Don't have fire hoods, they look like fire safe lamps to me. Would love to paint it myself but a, it's not my flat and b, it's in SW London.Why does the insulation need replacing?
Why does the whole ceiling need replacing?
Who's going to clear the room then put the stuff back?
Are you going to replace the fire hoods to the lights too?
Does it need to be a fire rated ceiling?
Is it going to be plaster skimmed or taped and jointed?
Where in Herts are you? I know a good plasterer in West London that may travel.
Any coving?
Stripping down a simple 2x2M plasterboard ceiling that is fixed directly to floor joists and cleaning up will only take a hour. Two full sheets of 12.5mm plasterboard £15 and an hour to fit. Allow two and half hours to set-up, clean-up and clear-out. Thats half a day for two men (so one man day) so £180 budget for time. £200 so far.
That doesn't allow for plastering or decoration. A plaster skim will be disporportionally expensive as the guy is going to be standing around waiting to float and/or apply a second coat. Maybe £100.
Decoration - buy a pot of emulsion and do it yourself.
Qcarchoo said:
£800 -£1000
for a 2x2m plasterboard ceiling? 
Depending on the extent of the damage I'd be tempted to cut out the waterlogged section back to the joists and infill with new plasterboard as per the previous spec. Tape joints and skim. Fire regs as already stated are important (especially for you above) I'd imagine at the very least it will be double boarded.
Doubt you will remove the coving without damage (may also damage the walls giving rise to additional remedial work) so by patching you eliminate having to renew.
The best spread in the world is likely to get a bit on the walls so you will probably need to budget to paint those too.
Without seeing I'd guestimate:
Labour
Sheet up
Cut out damaged section of ceiling and insulation
Renew insulation
Screw 2 layers 12.5mm plasterboard (maybe firecheck?)
Scrim joints and skim ceiling entire
Apply stainstop to any water damaged areas
Mistcoat to ceiling followed by 2 coats emulsion
2 coats emulsion to walls
3 days £450
Materials
Plasterboard £15
Insulation £15
Scrim, screws, sundries etc £5
Multifinish £15
Paint £50
About £550
Doubt you will remove the coving without damage (may also damage the walls giving rise to additional remedial work) so by patching you eliminate having to renew.
The best spread in the world is likely to get a bit on the walls so you will probably need to budget to paint those too.
Without seeing I'd guestimate:
Labour
Sheet up
Cut out damaged section of ceiling and insulation
Renew insulation
Screw 2 layers 12.5mm plasterboard (maybe firecheck?)
Scrim joints and skim ceiling entire
Apply stainstop to any water damaged areas
Mistcoat to ceiling followed by 2 coats emulsion
2 coats emulsion to walls
3 days £450
Materials
Plasterboard £15
Insulation £15
Scrim, screws, sundries etc £5
Multifinish £15
Paint £50
About £550
blackcab said:
do everything except the plaster yourself Guy, man of your capability, plasterer in for half a day £150 at tops then paint
total job £250 max
As for £800 - I will come and do it for that and bring some ferrero rochers
Lol.total job £250 max
As for £800 - I will come and do it for that and bring some ferrero rochers
I would but I can't be arsed. I live in Hertfordshire now and dont have the time to be messing about down in the old hood!
Le Mans blackcab??
mk1fan said:
I'm stuck away from my contacts file at the moment but I've got two plasterer's who you could try. I'm hoping to get back on Monday so I can get you the numbers then.
Thanks mate. Really, I think the management of the downstairs flat whose ceiling we trashed will be getting the work done but I have told them I reserve my right to get a 2nd opinion if their quote is high. Having said that, we should be able to claim this from BG insurance cos it was damage caused by gaining access which is covered up to £1000. Hopefully this will cover it.Thanks very much for helping though!
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