Ceiling Dilema

[Phil633]

Ok my ceiling in the Lounge/Kitchen are has started to sag and is cracked at the lowest point. So I get someone in for a quote to fix, he tells me one day to do, but only on a Thursday or Friday because he is a student. This will involve propping the ceiling up and re strapping. He quotes $800.

I get a second quote. This guy Measures the room 25 sqm and checks the height of the ceiling in various places, tells me 2 days for the job and explains how he will prop up the ceiling and then use screws to tighten the boards up to the joists. Because the joists have most likely warped over the years the ceiling will be uneven and he backs off what ever screws he needs to to level the ceiling. Then he re straps it and finally removes the screws fills and sands the ceiling. He tells me it should last for a long time to come and quotes $1600, but booked for next two weeks.

Now I have two very different quotes, I don't know which way to go the second guy seems to know what he is talking about and it sounds like it should be a top job.

To help me get a handle on what a job like this should cost and which one seemed right I figured I would get a third quote. Well third guy said he could do it in 4 hours just prop it up and re strap, the whole room would not need doing like both the others suggested just the back half. He quotes $300. Also state it should last 4 or 5 years.

All three are registered ceiling repair businesses. Now I have three very different quotes. How are you supposed to know which is the best one to go for.

[LandyAndy]

Hi Phil.
In a previous life I was a supervisor for a ceiling company:):):):)
Thought of a DIY job???
You need to hire some acro props and use them to push the ceiling back up(a few lengths of 4"x2" required) then re-grout it using fiberglass rovings and plaster.Leave it for a few days to cure.
NO I dont delve into it any longer.
Andrew

[isuzurover]

Do it yourself. You will do a better job that will last longer.

I recently did a bathroom in a place I own. Was sagging almost 6" in the middle.

I vacuumed all the dust out inside the ceiling, put down a thick layer of stud adhesive under the joists, then jacked it up and screwed it.

Easy to get the hang of it and I expect it to last another 50 years now.

Most of the work is plastering over the screws and sanding. The variation in the quotes may be what state they will leave the ceiling in.

The neighbours had pros do their ceiling. They put blobs of plaster over the screw holes then a coat of ceiling white without sanding.

[LandyAndy]

Depends if its Gyprock or plaster.
Gyprock will work Bens way,plasterglass wont.
Being the area Phil lives in 99.9% chance of it been plasterglass.
Plasterglass needs to be re-strapped.
Andrew

[OneGoat]

Both replies are correct, if it's gyprock glue and screw but plaster glass is a definate re-strap.
Get the tradies to fully describe what youre going to get for your $$ in writing or if you're a bit handy save some dough and do it yourself.

I'm in the building game and based on what you described i'd say the $800 mark would be pretty fair.

Ben

[isuzutoo-eh]

Aldi have those props in the latest rubbish mail. Great timing eh!

[Phil633]

I don't think we have Aldi in WA. .

[superquag]

... We don't...:(

[richard4u2]

forget about the restraping bit there is no way you can clean old plaster board like new to get the plaster to stick like new plaster board , you would most probaly find it will be cheaper and better in the long run to pull the old celing down and put in a new one. get a quote for a new celing if you pull down the old one, just be careful of the power cable there will be a lot of dust but it can be cleaned up

[George130]

H
You need to hire some acro props and use them to push the ceiling back up(a few lengths of 4"x2" required) then re-grout it using fiberglass rovings and plaster.Leave it for a few days to cure.
NO I dont delve into it any longer.
Andrew

I made my props. as Andy said 4"x2" with lengths on each end si it looks like a capital I.
Sanding and getting a smooth finish is hard work. This is based of plaster board. I havn't encountered the other stuff. Other advice be generouse with the stud adhesive as the screws only hold it till the adhesive sets as I was told.

[LandyAndy]

forget about the restraping bit there is no way you can clean old plaster board like new to get the plaster to stick like new plaster board , you would most probaly find it will be cheaper and better in the long run to pull the old celing down and put in a new one. get a quote for a new celing if you pull down the old one, just be careful of the power cable there will be a lot of dust but it can be cleaned up

In older houses with high ceilings we used to use Rondo battens.Simply tek screw the mounting plate thru the exsiting ceiling into the joists then clip the batten to the mounting plate.
Gyprock then screwed to the new metal battens.NO MESS to remove;););)
Andrew

[Phil633]

Well I am going with the $800 quote. It's all happening tomorrow:eek:
Thanks everyone for your input

Cheers Phil

Hey look at that, my 500th post. Only taken 9 years.