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What changes the cost of plastering a ceiling?
The cost of plastering a ceiling depends on whether it can be skimmed, needs overboarding or has to come down, plus the size and height of the room, cracks and sagging, any old textured coating, and the mess to clear. This guide prints no price, so compare written quotes for the same ceiling and the same method.
Last reviewed:Ways to plaster a ceiling
Ceilings crack, sag and stain over time, and they show every flaw when the light hits them. When a ceiling needs work, there are three main ways a plasterer can deal with it.
- Skim. A thin finish coat over the existing ceiling. It suits ceilings that are sound and flat but cracked, patched or rough. British Gypsum gives an application thickness of 2 mm for its Thistle MultiFinish skim plaster on walls and ceilings [S3], so a skim smooths the surface but does not hold up a ceiling that is failing.
- Overboard and skim. New plasterboard is screwed through the old ceiling into the joists, then skimmed. It avoids taking the old ceiling down, but it adds weight and lowers the ceiling slightly.
- Take down and replace. The old ceiling is removed back to the joists, new plasterboard is fitted and skimmed. It is the messiest option, but it gives a clean start and a chance to see what is above.
QuoteZila is starting in Cheshire, with Crewe, Nantwich and Sandbach among the first towns, and anyone in the UK can post a job. This guide does not print a price. It explains what changes the cost of a ceiling, the safety questions to ask about old ceilings, and how to compare quotes.
What changes the cost of a ceiling
| What is being priced | What makes it bigger or smaller | What to ask |
|---|---|---|
| Method | Skim, overboard and skim, or take down and replace | Which method, and why for this ceiling |
| Room size | Area of the ceiling | How the area was measured |
| Height and access | Standard rooms, stairwells, vaulted ceilings | What access equipment is needed |
| Condition | Cracks, sagging, loose areas, water stains | What repairs are needed first |
| Ceiling type | Plasterboard, lath and plaster, textured coating | Whether anything needs testing |
| Fittings | Lights, smoke alarms, coving, ceiling roses | Who takes down and refits fittings |
| Mess and waste | Dust sheets, debris, old ceiling material | Whether waste removal is included |
| VAT | Whether the business is VAT registered | Whether the total includes VAT |
A business must register for VAT when its taxable turnover goes over £90,000 [S5]. Ask whether each quote includes VAT, because two similar prices may not be.
Lath and plaster ceilings
Many older houses have lath and plaster ceilings: thin strips of timber nailed to the joists, with lime plaster pushed through the gaps so it grips. When they are sound, they can last a very long time. When the plaster loses its grip on the laths, the ceiling starts to sag or bulge.
A plasterer looking at an old ceiling will usually check:
- whether the ceiling moves when pressed gently
- whether there are bulges or wide cracks
- whether water has got in from above
- whether there is decorative work, such as a cornice or ceiling rose, worth keeping
Depending on the answer, they may suggest local repairs, overboarding, or taking it down. Taking down lath and plaster makes a great deal of dust and debris, and the old plaster can be heavy. If your house is listed, check with your council before removing original ceilings.
Textured coatings and asbestos
Many ceilings were finished with a textured coating, often called Artex, in swirls, stipples or patterns. In older buildings, these coatings may contain asbestos. HSE says asbestos can be found in any building built or refurbished before 2000 [S1].
HSE treats some work on textured coatings, such as drilling them to put up fixtures, as non-licensed work, and says larger-scale removal by steaming or gelling is notifiable non-licensed work [S2]. Even non-licensed work needs people who know how to handle asbestos safely.
What that means for your ceiling:
- do not sand, scrape or drill an old textured ceiling yourself
- ask for a sample to be tested before work starts, if the building is old enough
- tell every plasterer quoting that the ceiling has a textured finish
- if the coating contains asbestos, the method and price will change
Skimming over a sound textured coating can avoid disturbing it, but preparing it, fixing boards through it or removing it may not. Ask the plasterer how they would deal with it.
Health and Safety Executive (HSE). QuoteZila is not affiliated with this organisation.
Lights, coving and other fittings
Most ceilings have something fixed to them. Light fittings and smoke alarms need taking down before plastering and putting back after. Coving may need removing and refitting, or replacing. A decorative cornice or ceiling rose may need protecting, repairing or recasting.
Disconnecting and refitting light fittings is electrical work. Ask whether the plasterer works with an electrician, or whether you need to arrange one. If you are adding downlights or moving a light point, have the electrician do that before the ceiling is plastered.
Access, mess and drying
Ceilings are worked from below, so plasterers need stable platforms. A standard room may need only hop-ups or trestles. A stairwell or high ceiling may need a tower. Ask what access equipment the job needs and whether it is included.
Plastering a ceiling is messy. Expect dust, drips of plaster and, if the old ceiling comes down, bags of debris. Before the plasterer arrives:
- move out as much furniture as you can
- ask what the plasterer will cover and protect
- agree who takes away the waste
- keep the room aired while the plaster dries
New plaster needs time to dry before painting. Ask how long to wait, and what first coat suits new plaster.
Leaks, joists and the floor above
A stained or sagging ceiling is sometimes a sign of a problem above it. Before any plastering, find out why the damage happened:
- Water stains may come from a leaking pipe, bath, shower tray or roof. Fix the leak first, or the new ceiling will stain too.
- Cracks that keep coming back may point to movement in the joists or the floor above.
- Bouncy floors upstairs can crack a ceiling below, however well it is plastered.
If the old ceiling comes down, it is a good chance to look at the joists, run new cables or add insulation between the floors. Ask a builder or plumber where the cause is outside the plasterer's work.
Ceilings in Cheshire
When you post a ceiling job, include photos of the whole ceiling and close-ups of any cracks, bulges or stains. Say what the ceiling is made of if you know, whether it has a textured finish and roughly how old the house is. A plasterer covering Crewe, Nantwich, Sandbach and the villages nearby can then say whether a skim is likely to be enough.
Most plasterers prefer to see an old ceiling before giving a firm price, because they can press it and check for movement. Anyone in the UK can still post a job or register a business on QuoteZila.
What to have ready before you ask for quotes
- the room and the rough size of the ceiling
- photos of the ceiling, with close-ups of damage
- whether it is plasterboard, lath and plaster or a textured coating, if known
- the rough age of the house
- any light fittings, smoke alarms, coving or roses on the ceiling
- whether the room can be emptied
- your postcode and when the work could be done
How to compare ceiling quotes
Check each quote for:
- The method: skim, overboard or take down and replace.
- Repairs needed before plastering.
- How any textured coating will be handled.
- Removing and refitting light fittings and coving.
- Access equipment.
- Protection, clearing up and waste removal.
- Whether VAT is included, and whether the price is fixed.
Citizens Advice suggests getting written quotes from at least three different traders before choosing one [S4]. It also says to be cautious if a price is a lot lower than other quotes [S4]. A low quote for a ceiling may mean a skim where another plasterer thinks the ceiling needs to come down. Ask each one why.
Jobs you might post
These are examples, not taken from real job posts. "Skim a cracked plasterboard ceiling in the kitchen. Room will be empty." Or: "Lath and plaster ceiling in the front bedroom is sagging in one corner. Please advise and quote to repair, overboard or replace." Or: "Textured ceiling in the lounge has been tested and is clear. Please quote to skim it smooth and refit the coving."
Get quotes for a ceiling
Describe the ceiling, its condition and the room, with photos and your postcode. Up to five matched local businesses can reply [QZ2]. QuoteZila is free for customers and local businesses [QZ1].
Honest status: QuoteZila is new. We're starting in Cheshire, beginning with Crewe, Nantwich and Sandbach, and growing area by area. Anyone in the UK can still post a job or register a business. How fast you get quotes depends on how many local businesses have joined near you. Businesses can register and receive jobs straight away. We don't check insurance, qualifications or registrations, so please check these yourself before you hire.
Posting a job is not open yet
See the plasterers page, or painters and decorators for finishing. For walls as well, see what changes a plastering quote.
Official and public sources
QuoteZila is not affiliated with these organisations.
- Where asbestos is found: HSE: why asbestos is dangerous and where it can be found [S1].
- Work on textured coatings: HSE: non-licensed work with asbestos [S2].
- Skim thickness: British Gypsum product data sheet for Thistle MultiFinish [S3].
- Quotes: Citizens Advice [S4].
- VAT: GOV.UK on when to register [S5].
Questions about ceiling plastering costs
How much does it cost to plaster a ceiling?
This guide does not print a price. The method, the size and height of the room, the condition of the ceiling, any textured coating and waste removal all change the total. Ask each plasterer to quote for the same ceiling and to say whether they would skim, overboard or replace it.
Can you skim straight over an old ceiling?
If it is sound, flat and well fixed, often yes. A skim is a thin coat, so it will not fix sagging or loose plaster. If the ceiling moves when pressed or has wide cracks, a plasterer may suggest overboarding or taking it down first.
Should a lath and plaster ceiling be replaced?
Not always. A lath and plaster ceiling in good condition can often be repaired or overboarded. Taking one down is very messy. In an older or listed house, ask a plasterer who works with traditional ceilings before deciding.
Could my textured ceiling contain asbestos?
It might if the building is older. HSE says asbestos can be found in any building built or refurbished before 2000, and textured coatings are one place it was used. Ask for a sample to be tested before the ceiling is sanded, scraped or drilled.
How long does a ceiling take to plaster?
It depends on the method, the size of the room and the drying time. A skim is usually quicker than overboarding, and taking a ceiling down takes longest. Ask each plasterer how long they expect to be there and when you can paint.
Do I need to empty the room?
Usually, as far as you can. Plastering a ceiling drops plaster onto everything below. Ask the plasterer what they will cover and what they expect you to move out.
Does QuoteZila check the plasterers?
No. We don't check insurance, qualifications or registrations, so please check these yourself before you hire. You can report a quote or a business from your job page.
Related guides
- Plasterers: skimming, overboarding and repairs
- Builders: if joists or the floor above need work
- Painters and decorators: painting new plaster
- All cost guides
Part of Cost guides. All services
Related trades
Related pages
- Plasterer Cost: What Changes a Plastering Quote. A plasterer is around £300 a day in Federation of Master Builders guides of June 2026 and July 2025. Prices vary. QuoteZila does not set prices.
- Render Cleaning Cost: What Changes the Quote. What moves a render cleaning quote: render type, wall area and height, access, the cleaning method, treatment and any repairs found. No price printed here.
Sources
- QZ1: QuoteZila product fact. QuoteZila home and FAQ copy.
- QZ2: QuoteZila product fact. QuoteZila FAQ "How does getting quotes work?".
- S1: Introduction to asbestos safety: Why asbestos is dangerous and where it can be found, HSE. Accessed 2026-10-28. https://www.hse.gov.uk/asbestos/introduction/why-and-where.htm
- S2: Non-licensed work with asbestos, HSE. Accessed 2026-10-28. https://www.hse.gov.uk/asbestos/licensing/non-licensed-work.htm
- S3: PDS Thistle MultiFinish product data sheet (15 September 2026), British Gypsum. Accessed 2026-10-28. https://www.british-gypsum.com/documents/product-data-sheet-pds/british-gypsum-pds-thistle-multifinish.pdf
- S4: Before you get work done on your home, Citizens Advice. Accessed 2026-10-28. https://www.citizensadvice.org.uk/consumer/getting-home-improvements-done/before-you-get-building-work-done/
- S5: Register for VAT, GOV.UK. Accessed 2026-10-28. https://www.gov.uk/register-for-vat