Match the repair to the cause

Cracks, sagging and loose boards

Fine cracks along board joints are a different job from a ceiling that has dropped or feels loose. Identify where the damage sits, how far it runs and whether it has changed. The quotation should state what is fixed back, cut out, replaced or finished.

A sagging ceiling can be a safety issue. Keep people out from under it. If it is moving or coming down, leave the room, keep clear of wet lights and sockets, and get it made safe, then send us photographs. Serious movement or a structural concern needs a structural engineer or surveyor before a repair is priced.

Leaks and water damage

Fix the leak first, then let the area dry before repair. A stain may be the only visible sign, but wet board can lose strength. Tell us what leaked, when it stopped and whether a plumber or roofer has dealt with it.

If an insurer is involved, tell us before work starts so the scope and photographs meet what the insurer needs. Cutting out a damaged section and making good is a different scope from sealing and repainting a stain.

Check the ceiling before work starts

Ceilings in buildings built or refurbished before 2000 can contain asbestos, in a textured coating or the board behind it. Have them tested before drilling, scraping, sanding or cutting. Testing and any removal are specialist work and are outside this repair offer. Repairs can then be planned around the result.

Tell us about room height, furniture, access and anyone living or working in the space. Repairs create dust, so agree what is cleared and how the room is protected. Lights, cables and pipes above the ceiling need identifying before any section is opened up.

Compare the same ceiling repair

A lower price may cover a smaller area or leave the decorating to someone else. Keep the scope the same when comparing quotations.

Quotation item	What to make clear
Affected area	Room, approximate size, photographs and the history of the damage.
Repair method	What is fixed back, cut out, replaced, jointed or skimmed, and the products used.
Access and protection	Working height, furniture, retained finishes, dust protection and waste.
Decoration and handover	Repair only or repainted ceiling, drying time, exclusions, provisional work and VAT.

The quotation records the repair and its assumptions. Hidden damage, an unresolved leak or a larger area found once work starts should be reviewed before extra work is agreed.

Read about asbestos surveys before refurbishment

Questions before you enquire

Is a sagging ceiling dangerous?

It can be. Keep people out from under it and get it checked quickly if it is moving. A ceiling that has dropped needs assessing before any repair is agreed.

Should I patch or replace the ceiling?

That depends on the size of the damage and the condition of the board around it. A local repair may suit small damage. Send a wide photograph and close views so the repair area can be discussed.

Can the repair be matched to the existing ceiling?

A smooth ceiling is usually easier to match than a textured one. Painting the whole ceiling often hides a repair better than painting a patch. Agree the finish before work starts.

What to send for a useful quotation

Send the London postcode, room, photographs, approximate damaged area and what caused it. Include any leak history, the ceiling's age or texture, working height and access, and whether you need repair only or decoration as well.

If the work needs a site visit before we price it, our engineer's visit is free, with no obligation.

Related services and advice

Plaster repairs

Painting a ceiling after a leak

Drylining and ceilings

Ceiling repairs in London

Tell us what happened to the ceiling.