46sqm flat needs plastering in London NW6

NW6 Renovation

New Member
Hi All,

Looking for a plasterer to do all the internal walls of a flat but hoping to get some advice before I ask for quotes.

46 square metre, one bedroom flat with 3m ceilings. The flat is in a semi detached house that was built around 1900 and converted into flats in 1974. The 1974 plaster was laid over the top of the original lime plaster. By 2020, all the plaster was blown off the brick and some of the ceilings had collapsed.

So... full renovation underway by the owner (me) with professional trades being hired for electrics, pipes, plaster, cabinets etc etc. Strip out is complete and back to bare brick everywhere.

Walls are all brick with lime mortar. The old mortar is quite soft. External walls are 3 courses and solid. The external surfaces are bare brick and will stay that way. Internal spine walls are one course brick. One new internal wall of timber stud will be installed where a 1974 stud wall was removed.

It is not a listed building. The flat is on the first floor and there is no evidence of damp problems. We lived in the flat for a year before stripping it out and it was always dry. No mould found behind the blown plaster.

Here are my questions:

Should the interior surface of the external walls be lime plastered so the building can breathe, or would gypsum based plaster be ok?

Is there a modern alternative to lime plaster that has the breathable properties of lime but goes on like gypsum (goes on fast, dries fast)?

I prefer the solidity of hard plaster, but haven't ruled plasterboard out completely. Would it be suitable?

I don't want to create a damp problem where one did not exist, but at the same time, I would prefer to save the extra time and money that lime will cost if a suitable alternative is available.

Many thanks.
 

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ChrispyUK

Well-Known Member
Hi All,

Looking for a plasterer to do all the internal walls of a flat but hoping to get some advice before I ask for quotes.

46 square metre, one bedroom flat with 3m ceilings. The flat is in a semi detached house that was built around 1900 and converted into flats in 1974. The 1974 plaster was laid over the top of the original lime plaster. By 2020, all the plaster was blown off the brick and some of the ceilings had collapsed.

So... full renovation underway by the owner (me) with professional trades being hired for electrics, pipes, plaster, cabinets etc etc. Strip out is complete and back to bare brick everywhere.

Walls are all brick with lime mortar. The old mortar is quite soft. External walls are 3 courses and solid. The external surfaces are bare brick and will stay that way. Internal spine walls are one course brick. One new internal wall of timber stud will be installed where a 1974 stud wall was removed.

It is not a listed building. The flat is on the first floor and there is no evidence of damp problems. We lived in the flat for a year before stripping it out and it was always dry. No mould found behind the blown plaster.

Here are my questions:

Should the interior surface of the external walls be lime plastered so the building can breathe, or would gypsum based plaster be ok?

Is there a modern alternative to lime plaster that has the breathable properties of lime but goes on like gypsum (goes on fast, dries fast)?

I prefer the solidity of hard plaster, but haven't ruled plasterboard out completely. Would it be suitable?

I don't want to create a damp problem where one did not exist, but at the same time, I would prefer to save the extra time and money that lime will cost if a suitable alternative is available.

Many thanks.

@superspread
 

superspread

Well-Known Member
Hi All,

Looking for a plasterer to do all the internal walls of a flat but hoping to get some advice before I ask for quotes.

46 square metre, one bedroom flat with 3m ceilings. The flat is in a semi detached house that was built around 1900 and converted into flats in 1974. The 1974 plaster was laid over the top of the original lime plaster. By 2020, all the plaster was blown off the brick and some of the ceilings had collapsed.

So... full renovation underway by the owner (me) with professional trades being hired for electrics, pipes, plaster, cabinets etc etc. Strip out is complete and back to bare brick everywhere.

Walls are all brick with lime mortar. The old mortar is quite soft. External walls are 3 courses and solid. The external surfaces are bare brick and will stay that way. Internal spine walls are one course brick. One new internal wall of timber stud will be installed where a 1974 stud wall was removed.

It is not a listed building. The flat is on the first floor and there is no evidence of damp problems. We lived in the flat for a year before stripping it out and it was always dry. No mould found behind the blown plaster.

Here are my questions:

Should the interior surface of the external walls be lime plastered so the building can breathe, or would gypsum based plaster be ok?

Is there a modern alternative to lime plaster that has the breathable properties of lime but goes on like gypsum (goes on fast, dries fast)?

I prefer the solidity of hard plaster, but haven't ruled plasterboard out completely. Would it be suitable?

I don't want to create a damp problem where one did not exist, but at the same time, I would prefer to save the extra time and money that lime will cost if a suitable alternative is available.

Many thanks.

id use hardwall personally .
 

FreeD

Private Member
Hi All,

Looking for a plasterer to do all the internal walls of a flat but hoping to get some advice before I ask for quotes.

46 square metre, one bedroom flat with 3m ceilings. The flat is in a semi detached house that was built around 1900 and converted into flats in 1974. The 1974 plaster was laid over the top of the original lime plaster. By 2020, all the plaster was blown off the brick and some of the ceilings had collapsed.

So... full renovation underway by the owner (me) with professional trades being hired for electrics, pipes, plaster, cabinets etc etc. Strip out is complete and back to bare brick everywhere.

Walls are all brick with lime mortar. The old mortar is quite soft. External walls are 3 courses and solid. The external surfaces are bare brick and will stay that way. Internal spine walls are one course brick. One new internal wall of timber stud will be installed where a 1974 stud wall was removed.

It is not a listed building. The flat is on the first floor and there is no evidence of damp problems. We lived in the flat for a year before stripping it out and it was always dry. No mould found behind the blown plaster.

Here are my questions:

Should the interior surface of the external walls be lime plastered so the building can breathe, or would gypsum based plaster be ok?

Is there a modern alternative to lime plaster that has the breathable properties of lime but goes on like gypsum (goes on fast, dries fast)?

I prefer the solidity of hard plaster, but haven't ruled plasterboard out completely. Would it be suitable?

I don't want to create a damp problem where one did not exist, but at the same time, I would prefer to save the extra time and money that lime will cost if a suitable alternative is available.

Many thanks.

Dry line all with plasterboard...for the external walls it would be best to batten and insulated plasterboard but it bone dry maybe foam fix insulated plasterboards. Do not use hardwall anywhere!!
 

superspread

Well-Known Member
Dry line all with plasterboard...for the external walls it would be best to batten and insulated plasterboard but it bone dry maybe foam fix insulated plasterboards. Do not use hardwall anywhere!!
Great idea if the space was the size of a ballroom, gonna lose at least 65 Mm on each wall, , all the aggro of architraves, window boards, built in cupboards etc, hardwall is perfect for this type of job!!!
I was doing this when u was swimming around in your old mans ball bag:coffe:
 
Last edited:

FreeD

Private Member
Great idea if the space was the size of a ballroom, gonna lose at least 65 Mm on each wall, , all the aggro of architraves, window boards, built in cupboards etc, hardwall is perfect for this type of job!!!
I was doing this when u was swimming around in your old mans ball bag:coffe:

Just my personal preference it's a flat...chances are there is a management company and any external works will require approval of all and they will go for cheapest option which may cause problems internally...the walls are solid and there is plenty of space to lose some. The external walls maybe cold so it would make sense to insulate them...you could use hardwall on the internal walls but why? nice flat walls just board it fast and clean. Fixings these days are easy into plasterboard with Gripits or through the board into the wall.
 

ChrispyUK

Well-Known Member
Just my personal preference it's a flat...chances are there is a management company and any external works will require approval of all and they will go for cheapest option which may cause problems internally...the walls are solid and there is plenty of space to lose some. The external walls maybe cold so it would make sense to insulate them...you could use hardwall on the internal walls but why? nice flat walls just board it fast and clean. Fixings these days are easy into plasterboard with Gripits or through the board into the wall.

I usually fit insulated Pb on externals, but like solid plastering on internals if budget allows.
solid plastering better on internal party walls unless an obvious Problem with noise etc. Dabbing won’t get over ‘damp issues’ unless your damp Sam. HardwAll properly applied on sound walls is fine.
 

superspread

Well-Known Member
Just my personal preference it's a flat...chances are there is a management company and any external works will require approval of all and they will go for cheapest option which may cause problems internally...the walls are solid and there is plenty of space to lose some. The external walls maybe cold so it would make sense to insulate them...you could use hardwall on the internal walls but why? nice flat walls just board it fast and clean. Fixings these days are easy into plasterboard with Gripits or through the board into the wall.
I get the external (internal)walls scenario, u can’t tell me it’s a lot quicker tjo , lugging boards upstairs around tight corners ,adhesive ! And you was saying batten it out first , then do this , then so that ,I would of floated and set the room by that time. Hardwall is not cold like s&c to touch .

maybe I’m just old school

or just old
 

essexandy

The Lake Governor
I get the external (internal)walls scenario, u can’t tell me it’s a lot quicker tjo , lugging boards upstairs around tight corners ,adhesive ! And you was saying batten it out first , then do this , then so that ,I would of floated and set the room by that time. Hardwall is not cold like s&c to touch .

maybe I’m just old school

or just old
Sometimes things are suggested according to skillset, not what would be best.
And yes, you are old.
 

ChrispyUK

Well-Known Member
Mind you don't get your fingers stuck in the fan belt and get pulled into the engine and cut to pieces by the fan, then slide under you your car where no one can see you so you die all alone and in terrible pain

Mind that doesn't happen.

ok
 
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