Lath & Plaster Ceiling Repair London
Lath and plaster ceilings are found in almost every Victorian, Georgian and Edwardian London property. Over a century or more the plaster keys — the “nibs” squeezed between the laths that hold the ceiling up — gradually fail, and the ceiling starts to bulge, crack and sag. Left alone, a section eventually comes down, usually after a leak from above accelerates it.
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Lath & Plaster Ceiling Repair London
Lath and plaster ceilings are found in almost every Victorian, Georgian and Edwardian London property. Over a century or more the plaster keys — the “nibs” squeezed between the laths that hold the ceiling up — gradually fail, and the ceiling starts to bulge, crack and sag. Left alone, a section eventually comes down, usually after a leak from above accelerates it.
The repair depends on how far gone it is. A localised crack or small area of failed plaster can be patched. A sagging section needs re-boarding and skimming. A ceiling that has lost its key across most of its span is past patching and needs replacing — and then the real decision is whether to overboard beneath the old ceiling or take it down completely.
We repair and replace lath and plaster ceilings across London, matching original cornices and ceiling roses where they exist, and advising honestly on overboard versus full removal so you spend on what the ceiling actually needs.
What's Included
- Survey sounding the ceiling to map where the plaster key has failed
- Identification and coordination of any leak that caused the damage
- Patch repair of cracks and small failed areas
- Section re-boarding and skimming of sagging areas
- Overboarding beneath a sound but tired ceiling
- Full removal and replacement where the key has gone
- Matching and restoration of period cornices and ceiling roses
- Dust protection, clearance and fixed written quote with guarantee
What It Costs in London
These are guide prices to help you budget. We give you a fixed, written quote after a free on-site survey — no call-out charge and no surprises later.
| Work | Guide Price |
|---|---|
| Patch repair (crack or small failed area)Localised crack or hole, made good | £80 – £120 |
| Section re-board & skimSagging section cut out, re-boarded and skimmed | £250 – £600 |
| Overboard existing ceilingNew plasterboard fixed beneath the old ceiling, then skimmed | from ~£25 / sqm |
| Full removal & replacementOld ceiling taken down, re-boarded and skimmed | from ~£40 / sqm |
| Cornice / ceiling rose repairMatching and restoring period detail | from £150 |
Guide prices only — every job is confirmed with a fixed written quote after a free survey. Prices exclude VAT where applicable; your written quote states the VAT position clearly.
Our Process, Step by Step
Survey & honest diagnosis
We check how much of the ceiling has lost its key by sounding it across the span, look for any leak above that caused the failure, and tell you plainly whether it can be patched or needs re-boarding or full replacement.
Fix the cause first
Where a leak from above brought the ceiling down, that has to be fixed and the timbers allowed to dry before we re-board — otherwise the new ceiling fails the same way. We coordinate the leak repair as part of the job.
Patch, overboard or replace
Small failures are cut back to sound plaster and made good. Larger areas are re-boarded and skimmed. Where the whole ceiling has gone, we either overboard beneath the old laths or take the ceiling down completely and re-board — whichever suits the room and budget.
Skim, match & finish
The new surface is skimmed flat, period cornices and ceiling roses are matched and restored where present, and the ceiling is left ready for decoration once the plaster has dried.
Frequently Asked Questions
A patch repair to a crack or small failed area typically costs £80–£120. Re-boarding and skimming a sagging section runs £250–£600. Overboarding an existing ceiling starts from around £25 per square metre, and full removal and replacement from around £40 per square metre. Matching period cornice or a ceiling rose starts from £150. We quote a fixed price after a survey.
Overboarding — fixing new plasterboard up through the old laths into the joists, then skimming — is faster, cleaner and cheaper, and suits a ceiling that is tired but still broadly sound. Full removal is the right call where the ceiling has lost its key across most of its span, where you want to inspect or insulate the void, or where the old ceiling is too heavy or unstable to leave in place. We advise honestly at survey.
A bulging or sagging lath and plaster ceiling means the plaster has lost its key and is no longer fully held to the laths. It can come down without much warning, especially if a leak has soaked it. It should be assessed promptly — we can make a sagging area safe quickly and then plan the proper repair or replacement.
Yes. Where a ceiling carries original plaster cornice or a ceiling rose, we restore and match the detail so the repair is invisible — taking moulds of existing profiles where needed or sourcing matching fibrous plaster sections. Keeping that period detail intact is a large part of why repairing rather than flattening these ceilings is worth doing.
Yes. A leak from the floor or roof above is the most common trigger for lath and plaster failure. We fix the leak at source first, let the timbers dry, and only then re-board and skim — because plastering over wet joists simply repeats the failure. Handling both together means one team, one programme and one guarantee.
Plastering, Painting & Decorating
Plasterers, painters and decorators for Central London homes and rentals — re-skimming, flawless preparation, period cornice restoration and full redecorating for homeowners and landlords alike.
View service Cost GuideLath and Plaster Ceiling Repair Cost in London: 2026 Guide
Lath and plaster ceiling repair in London costs £80–£120 for a patch up to full replacement. See costs by job plus overboard vs removal options here.
Read the guideAcross Every London Borough
We repair and replace lath and plaster ceilings in period houses and flats across every London borough — matching original cornices and ceiling roses from Islington and Camden to Wandsworth and Greenwich.
Get Your Free Survey & Fixed Written Quote
Book a free on-site survey and we'll return an itemised, fixed-price quote in writing — anywhere in London. No call-out charge, no surprises later.
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