ResidentialDetached House Renovation
Refurbishment Plastering · Plastering
Quick answer
Can a cracked or sagging ceiling be repaired?
Often, yes. Hairline cracks in a sound ceiling can be raked out, taped and skimmed. A ceiling that is sagging, bouncing or has come away from its laths or joists should be assessed promptly: depending on its condition it can be re-secured, over-boarded with new plasterboard, or taken down and replaced. Brellon assesses the ceiling first and explains each option.
Common ceiling problems
We regularly repair cracks along plasterboard joints, ceilings damaged by leaks from bathrooms or roofs, holes left after rewiring or plumbing, and older lath and plaster ceilings where the plaster keys have failed and the ceiling has started to drop.
A sagging ceiling can be a safety risk. If a ceiling is visibly bowing or moves when pressed, keep the room clear and arrange an inspection.
Repair options explained
Local repairs suit small areas of damage in an otherwise sound ceiling. Over-boarding fixes new plasterboard through the existing ceiling into the joists, then skims it — a cleaner option than full removal when the old ceiling is stable enough. Full replacement is used where the ceiling is unsound or where joists need inspecting or insulating.
In period and listed buildings, we can repair lath and plaster ceilings in lime and preserve original cornices and roses rather than replacing them.
Benefits
- Honest assessment of repair versus replacement
- Less disruption when over-boarding is suitable
- Period ceilings and cornices repaired sympathetically
- Water damage repaired once the source is fixed
- Smooth, flat, decoration-ready finish
Suitable property and project types
- Leaks and water-damaged ceilings
- Cracked plasterboard joints
- Lath and plaster ceilings in older homes
- Ceilings opened up for rewiring or plumbing
- Commercial ceilings after services upgrades
