Plastering
Ceiling Repairs: Cracks, Sagging and Holes
A cracked, dipping or damaged ceiling can usually be repaired without taking the whole thing down. We work out why it has failed, then patch it, overboard it or replace it, and finish with a skim and paint so the repair does not show.
Ceiling faults we repair
This page is about ceilings that have failed for reasons other than water. If a leak caused the damage, our ceiling and leak damage repairs page covers that job. The faults below are the usual ones:
- Fine hairline cracks that keep reappearing after painting
- Long straight cracks following the joints between plasterboard sheets
- Boards that have dropped or sag between joists
- Popped screw or nail heads showing as small circles
- Holes left by old light fittings, extractor fans or removed downlights
- Loose, bulging or crumbling lath and plaster in older houses
Patch, overboard or take it down?
The right repair depends on how much of the ceiling is affected and whether the surface is still fixed firmly. We press along cracks, check for movement, look at the edges where the ceiling meets the walls and, where we can, inspect from the loft or the floor above.
Small holes and isolated cracks can be cut back, filled, taped and skimmed. A ceiling that is cracked across several joints but still firm is often best overboarded: new plasterboard is screwed through to the joists, the joints are taped and the whole surface is skimmed. If the boards or plaster are coming away from their fixings, or the ceiling is badly out of level, taking it down and fitting new board is usually the cleaner long-term answer. We explain the choice and why we recommend it before the quote is agreed.
Lath and plaster ceilings
Houses built before plasterboard became common often have ceilings made from timber laths with lime plaster pushed between them. When the plaster loses its grip on the laths, it sags in a gentle belly or starts to sound hollow. A small area can sometimes be fixed back or cut out and patched with board. Where a larger section has lost its key, a patch will only move the problem along, so overboarding or replacing the ceiling is the honest recommendation.
Taking down an old ceiling is dusty and heavy work, and the debris has to be bagged and removed. If you are unsure what your ceiling is made of, the plaster ceiling repair guide explains how to tell, including notes on older decorative and fibrous plaster.
Finishing so the repair disappears
A good repair is one you cannot see once the room is painted. A patch is feathered out beyond its edges, and on larger repairs the whole ceiling is skimmed so the surface is one even finish. Once the plaster has dried, it is mist coated and painted. Because the same team handles the plastering and the decorating, there is no waiting between trades and no argument about who caused a blemish.
If the ceiling has an artex or textured finish and you would like it smooth while the repair is being done, see skimming over artex ceilings. Testing a sample comes first.
Repairs in rentals and occupied homes
Ceiling repairs can be planned around rooms that are still in use. We move or cover furniture, sheet the floor, mask doorways and keep dust in the room we are working in. At the end of each day the property is left clean and you are told what happens next. For landlords and agents, we can liaise with tenants about access and report back with photos when the work is done.
When water is the cause
Brown rings, softness or a bulge that appeared after rain or a bathroom spill point to water. Repairing the plaster before the source is fixed means doing the job twice. In that case the leak needs dealing with first, and our leak damage service takes the job from the source through to redecorating.
Get a free ceiling repair quote
Photos of the damage, a wider shot of the room and a note about the age of the property help us prepare. We will visit, explain what we found and give you a free written quote. Workmanship is covered by our 1-year warranty. Call 01268 206409, WhatsApp 07432 013707 or send details through the contact page.
What does the crack mean?
Our cracked ceiling repair guide explains joint lines, loose plaster, safety concerns and the factors that determine the repair scope before decoration.
Safety and the repair quotation
Read sagging or collapsed ceiling guidance before approaching an unstable area, and ceiling repair cost once the scope can be assessed.
Frequently asked questions
Is a crack across my ceiling a structural problem?
Most ceiling cracks come from boards or plaster moving slightly with temperature, settlement or vibration, not from a structural fault. Cracks that are wide, growing quickly, stepped, or matched by cracks in walls and sticking doors should be looked at by a surveyor or structural engineer before cosmetic repairs.
Can a sagging ceiling be screwed back up?
Sometimes. Plasterboard that has dropped slightly but is otherwise sound can be pushed back and screwed to the joists. If it has broken, softened or pulled over its fixings, it needs replacing or overboarding instead.
Do you repair old lath and plaster ceilings?
Yes. Small sound areas can be secured and patched, while larger sections that have lost their grip on the laths are usually overboarded or replaced. We will tell you which applies after inspecting it.
How much mess does a ceiling repair make?
A patch makes very little. Overboarding produces some dust from cutting and sanding, and taking a ceiling down creates a lot of debris. We protect the room, contain dust as far as we can and clean up at the end of each day.
Can you match a textured ceiling for a small patch?
It is possible to get close, but an exact match of an old pattern is difficult and often shows once painted. It is often worth having the whole ceiling skimmed smooth at the same time, after a test sample if the texture is older.
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