Ceiling Repairs and Replacement in Woodford Green and East London
Ceilings are most of what we get called about: a leak from the bathroom above, a crack that keeps coming back, an old lath ceiling that has started to bow. Two thirds of our Checkatrade reviews mention a ceiling, and the first job is always working out which of those you have.
What is actually wrong with it
A hairline crack in an otherwise sound ceiling is a different job from one that moves when you press it. Stains that come back after painting usually mean the leak above has not been fixed yet, and we will say so rather than plaster over it. A ceiling that sounds hollow, sags between the joists or has cracks running with the laths has come away from what is holding it up, and no amount of filler will hold that. We look, tap it, and tell you which of the three you have before anyone gives you a price.
After a leak
Water damage is the one we see most. Once the leak itself is fixed and the ceiling has dried out, a stained but sound ceiling can often be sealed and skimmed; one that has blown, bowed or dropped is taken down and reboarded. We replastered a ceiling in Epping after water damage in March 2025, and the customer's review mentions the thing that matters most on this job: we cleaned up at the end of every day, because you are living under it in the meantime.
Overboarding, and when it is the right answer
Where the old ceiling is still firmly fixed but too far gone to skim, it can be boarded straight over and skimmed, which is quicker and far less mess than taking it down — and it keeps original coving and roses in place. Where it is not firmly fixed, overboarding only adds weight to something already failing, so it comes down first. We have done both: a ceiling reboarded and plastered in South Woodford, a kitchen ceiling reboarded in Harlow, and a Woodford Green ceiling fixed with soundproofing added before it was plastered.
Lath and plaster, and period ceilings
Older houses here are full of lath and plaster, and it is worth a bit of care: where a ceiling is sound we work around the original coving and the rose rather than through them, and customers have written that the level was kept even along the coving edge. Where a lath ceiling has genuinely gone, replacing it with board is the honest answer, and we will tell you that instead of selling you a repair that lasts a winter.
Artex ceilings
A textured ceiling that is sound is usually skimmed flat over the top, which is the cheaper and cleaner route. If the house is old enough for the Artex to contain asbestos, have it tested first — there is more on that, including what happens if the test is positive, on our Artex page.
What is included
- A free visit, and a straight answer on repair or replace
- Cracked and stained ceilings skimmed flat
- Water-damaged ceilings repaired or replaced
- Ceilings overboarded where the old one is sound
- Sagging and failed ceilings taken down and reboarded
- Original coving and ceiling roses worked around
- Floors sheeted, furniture covered, waste taken away
- A fixed price and a 12-month guarantee
Some of our work
What customers say
In their own words, from verified reviews. Read more reviews.
“Sean and team were very polite, very efficient and cleaned up after each day. Would recommend.”
Verified customerEpping, CM16March 2025 
“Fantastic experience start to finish. Great at communication, competitive priced, really polite and conscientious. Finish is fantastic (really smooth) and you wouldn't have noticed they had been, very tidy.”
Verified customerSouth Woodford, E18March 2025
Common questions about ceiling repairs
Can a cracked ceiling be repaired, or does it need replacing?
Both happen. If the ceiling is firmly fixed and the cracks are on the surface, it is filled, sealed and skimmed, and that lasts. If it moves when you press it, sounds hollow or has started to sag, it has come away from the joists and it is taken down and reboarded. It is a five-minute check on the free visit.
There is a water stain on my ceiling. Will plastering cover it?
Only once the leak is fixed and the ceiling is dry. Plaster put over a wet ceiling will not hold, and the stain will come back through paint. Get the leak sorted first — then, depending on what the water has done to the plaster, the ceiling is either sealed and skimmed or replaced.
How long does a ceiling take?
A single room's ceiling skimmed is usually a day. Taking one down and reboarding it is normally a day or two depending on the size and what is above it. We tell you which it is before we start, and we sheet up and clear away at the end of each day, because you are living in the house while it happens.
Do I have to move everything out of the room?
No. Move what is precious and small if you can, and we will sheet the floor and cover what stays. Customers write about this more than anything else in our reviews — one in Woodford Green mentioned that when my partner struggled to lift something, Sean stepped in and refused to let him carry any more.
Can you keep the original coving and ceiling rose?
Usually yes, and we would rather. Where a ceiling is being overboarded or skimmed we work around them and keep the level even along the coving edge. If the ceiling has to come down entirely, we will tell you honestly what can be saved before anything is touched.
How much does a ceiling repair cost?
It depends on which of the three jobs it is — a skim, an overboard, or a full replacement — and how big the room is. There is more on what moves the price, and what is included, on our costs page. The visit is free and the price we give is fixed.
Need a wall or a ceiling sorting?
Tell us what needs doing and we will come and look, usually within a day or two. The visit and the quote are free, and there is no pressure at the end of it.
- Free quote, usually within a day or two
- A fixed price for the job, not a drifting day rate
- Everything sheeted up and swept before we go
- Fully insured, with a 12-month guarantee
Rather talk it through?
Tell us what needs doing and Sean will come and look. The visit and the quote are free, and the price you are given is the price you pay.
