Common questions about ceiling repair costs, process and warranties.

Ceiling repair costs and common questions, answered.

The prices below are indicative guides for Perth ceiling repair and replacement work. The actual cost of your job depends on ceiling type, area, access and scope. Use our quick quote form or call us for an accurate figure.

Pricing

How much does it cost to repair a ceiling?

The repair cost range is $30 to $55 per square metre on average, depending on how many rooms and how much area is being repaired at the same time. Larger jobs generally come in at the lower end of the range. Both Gyprock and Plasterglass ceilings can be repaired with similar restrapping techniques, though the method differs for each.

How much does it cost to replace a ceiling?

There are two options for replacing a ceiling: pulling the old one down and starting fresh, or installing an overlay over the top of the existing ceiling. Replacement costs range from $90 to $120 per square metre depending on the area, ceiling height and cornice chosen. An overlay is generally less disruptive and cheaper than a full pull-down replacement.

Do the ceilings need to be painted after repairs?

Yes. Once the repair is complete and the plaster has cured, the ceiling will need repainting. Generally the entire ceiling needs to be done to get a consistent finish. Ceiling replacements typically require wall painting as well after new cornice is installed. Painting price range is $15 to $25 per square metre depending on the area and whether it is a repair or new ceiling.

Can you organise the electrician and painter for the job?

Yes. We work with qualified electricians and painters and can coordinate the full job for you. Electrical starts from $160 per visit depending on how many lights need to be disconnected and reconnected. Painting ranges from $15 to $25 per square metre. If you want us to handle all of it, let us know when you enquire.

Process and timeline

How long does a ceiling repair take?

Most repairs are done in a single day. A restrapping job on a standard bedroom or living room takes three to four hours in the roof space plus finishing time on the ceiling surface. Water damage patches and hole coverups are typically a couple of hours. Larger jobs across multiple rooms may need a return visit for sanding. We give you a time estimate when we quote.

Do you need to access the roof space for restrapping?

Yes. Restrapping is done from above, through the roof cavity. We enter through the manhole, move any insulation clear, install new fibreglass straps to each sheet that needs them, and reinstate the insulation before we leave. We do not cut into the ceiling from below. The only visible work on the ceiling surface is the repair and repaint.

How do I know if my ceiling needs restrapping?

The main signs are shadow lines running across the ceiling, visible sheet joins, cracks near the cornice line, a bow or dip when you measure floor-to-ceiling in the middle of the room versus near the wall, or any movement when you gently push on the surface. Homes built before 1990 with fibrous plaster ceilings are the most commonly affected. If you are not sure, we can come out and assess it as part of quoting at no charge.

Warranties and outcomes

How long does a repair last and what warranty is given?

Restrapping repairs come with a 10-year structural workmanship warranty on all new fibreglass straps. With our current techniques and materials, the strap work will typically outlast the warranty period significantly. If there is ever a problem with our work within the warranty period, we come back and fix it.

Why repair rather than replace a ceiling?

Repairs are the most cost-effective way to restore your ceiling and make it safe. On average the cost is around one-third of a full replacement. If done correctly the repair will last 50 years or more and carries a 10-year warranty. Other advantages:

• Significantly less mess than pulling a ceiling down
• We can work around most furniture
• No waste removal cost
• No electrician cost in most cases
• Walls generally do not need repainting, only the ceiling
• Insulation can stay in place in most cases

What is the difference between plasterglass and Gyprock ceilings?

Plasterglass, or fibrous plaster, is the ceiling type found in older Perth homes built roughly before 1990. It is a denser material originally held by coconut husk or early fibreglass saddle straps. Gyprock is the modern plasterboard standard used in homes built after that period, fixed with screws and adhesive. The repair approach is different for each. Both can be restrapped with fibreglass rovings, but the method and access requirements vary. Using the wrong approach on the wrong ceiling type is one of the most common repair mistakes we see.

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