Hi All - very interesting and useful discussions on here. We have recently finalised the purchase of a 3 bed semi. The house was build likely around 1904, last major renovation being in the 1970s, and the kitchen updated in 2009. We are thinking that it is probably wise to do a replaster of the house for several reasons. First, we are likely doing a rewire, so we'll need plasterwork done. Second, our damp survey found some areas that sound like blown plaster. Third, it is unclear whether there is lime plaster in all the rooms, and being a solid wall construction that needs to breathe, it would be best to make sure it is. Finally, some ceilings need some TLC (a couple of pictures attached). Our building survey indicated the ceilings are a mix of lath and plaster and boarding. Some areas, it would be nice if the lath could be repaired to replace boards that look out of place. We like the look of lath, but almost certainly boarding will be more straightforward.
A couple of questions - would it be smart to have a plasterer remove all the plaster, then have the rewire done, followed by the plasterer coming back in to replaster everything? Would it be best to have a builder come in to tend to things like the ceilings while the plaster is off? I'm happy to do some DIY, but repairing a lath ceiling isn't something I've done before and I'm not under the illusion that I'm a master of DIY. How much of a pain would it be to replaster the lath? We won't be moved in yet, so if it's going to get done, it is the time to do it. Or do we give in and board with breathable boards? I know that last one is an opinion, but glad to get some who don't necessarily have a vested interest.
I've attached some pictures, and also a floor plan. It's not everything, but gives a general sense of the condition, which is probably about what you'd expect from a 1970s renovation. I know this is woefully inadequate to come up with a reasonable quote for what it would cost, but I'm more trying to ballpark things to have a reasonable estimate for the extent of what we will get done in the first wave before moving in. We're scheduling a few visits for quotes, but would like some unbiased thoughts too, if possible, on what might be reasonable strategies. As a note, all textured ceilings/walls have been confirmed as not containing asbestos. Many thanks for making it this far and any insights you may have!
A couple of questions - would it be smart to have a plasterer remove all the plaster, then have the rewire done, followed by the plasterer coming back in to replaster everything? Would it be best to have a builder come in to tend to things like the ceilings while the plaster is off? I'm happy to do some DIY, but repairing a lath ceiling isn't something I've done before and I'm not under the illusion that I'm a master of DIY. How much of a pain would it be to replaster the lath? We won't be moved in yet, so if it's going to get done, it is the time to do it. Or do we give in and board with breathable boards? I know that last one is an opinion, but glad to get some who don't necessarily have a vested interest.
I've attached some pictures, and also a floor plan. It's not everything, but gives a general sense of the condition, which is probably about what you'd expect from a 1970s renovation. I know this is woefully inadequate to come up with a reasonable quote for what it would cost, but I'm more trying to ballpark things to have a reasonable estimate for the extent of what we will get done in the first wave before moving in. We're scheduling a few visits for quotes, but would like some unbiased thoughts too, if possible, on what might be reasonable strategies. As a note, all textured ceilings/walls have been confirmed as not containing asbestos. Many thanks for making it this far and any insights you may have!