Replastering a house

[IwishLifeWasDull]

Hi, I am considering buying a house that needs modernisation including replastering.

Does the current plastering need to come off before you re-plaster? Sorry if that's a stupid question, but I just don't know. Also, I want to add sound insulation too.

Is removing the current plastering job included in the cost of a re-plastering?

thanks

Plasters will quote for the job you want doing. If you want the plaster removing then specify that and they will do it and quote according. That generally needs doing only if the plaster is blown, ie no longer clinging properly to the walls.
If you want perfectly flat, square and true walls and it's an old house, you may have to accept that it's not possible. If it's a more modern house then it's a bit more straightforward. Just talk to your plasterer.

Just going over the old plaster is called skimming. Replastering is a dirty job. Also all the skirting and architraves need to be removed. Often they get damaged or need replacing. You need a carpenter or builder to do that.
What do you mean by sound insulation? On the party wall?

you can buy plasterboard with heat insulation attached- that would probably help with sound too

Will depend on condition if the plasters badly blown it will need to come off and be replastered.

However, it is FLITHY work. Cannot stress this enough.

also if you are having it done look carefully at electrical sockets and outlets in rooms. Now is the time to get more / get it how you want it.

i never cease to be amazed at the number of houses we viewed that had ONE double plug socket in a bedroom 🥴

Piglet John is your person!
We had our home completely re plastered from the brickwork. It was completely plaster boarded and plastered, it took a while, and it also is very damp, thankfully we were in a different house, when it was being done, we had dehumidifiers I. Our home for about a month (14 rooms though, including vaulted hallway so a lot of plasterwork and a lot of water involved! Get quotes in what I'd suggest down with skim or complete re plaster

If all the plaster does need to come off you can save a bit by doing that part yourself - as PPs said, it's filthy work.

OP- when you say plaster, do you mean walls or ceilings? Is it artex? Have you had it checked for asbestos? How old is the house?

@OneForTheToad yes, it's for noise insulation. I also want to add insulation for energy efficiency. I guess it makes sense that I'd have to go right back to the wall, add noise insulation and energy insulation material, then the plaster board, and then the plaster stuff.

So much to learn!

@CJ0374 hi! Sorry, I should have been more specific.

It's plaster for both walls and ceilings.
The house is from 1910!
There is not artex anywhere but there is textured wallpaper in the hallways (downstairs and upstairs, nowhere else). I think i'll get it asbestos tested just incase (I read it might be Anaglypta which might have asbestos).

hi @CranfordScones - how would i do this myself? (I would prefer to to save money but don't want to destroy the house) 😅

Get three quotes OP and don't go with the cheapest one! It's a job you absolutely will not want to do yourself and you'll want it done properly.

If its 1910's it will be lath and plaster underneath like this pic, not regular plaster boards to remove. Having just renovated a house of a similar era, its extremely messy and dusty. We removed it all, because we too wanted to add insulation- which was worth it in the end. You'll need skips to remove all the waste, but I'd move elsewhere whilst it gets done.

@CJ0374
Thanks for sharing this! You're right, I don't think I'll be able to this by myself.
If there is a lot of dust, we'll have to get a short-term place. Do you know how long it would take to do the whole house (3 bedroom, 2 reception rooms, galley style kitchen)?

I also need to figure out whether i need energy insulation on every wall and ceiling. How did you organise yours? Was insulation on every wall/ceiling?

For the noise insulation, it would just be on the party wall - only for reception rooms and bedroom and not the kitchen (it shares a wall with the neighbour) and not in the hallway either as it's just a space to pass through.

Do you know how long it would take to do the whole house

Our home had been derelict and empty for several years, slightly larger than yours and detached. We lived in a caravan in the garden for 2yrs whilst it was done- but we also needed a new roof, rewiring, new plumbing and lots more. Living onsite was great for dealing with trades, accepting deliveries and for security, knowing that things weren't being stolen.

How long YOUR house would take would be a complete guess without knowing the condition of the plaster, what else needs doing, availability of trades where YOU live etc.

Please be really careful in remastering with modern materials. In a house that age, it needs to breathe. You could cause damp issues.

Thanks for this. Is this in regards to the noise and energy insulation?

What kind of material would you recommend for plastering an old house this age?

Thanks

I have had a Victorian house and a 1920s house. I have had 3 rooms plastered but haven't taken off the old plaster as I simply couldn't face the horrendous mess or the extra cost - it's expensive as it is! The original plaster was definitely blown in places and there are some hairline cracks but I just fill them in from time to time, it's nothing major. It's been years since I had in done.
Some walls might be lath and plaster - our current house has a couple. Victorian house was all brick. You have to be careful what's behind old wallpaper - I pulled off woodchip and the wall started crumbling!

Both things. Energy efficiency seems to focus on stopping houses breathing but it's not actually a good thing for older properties.

Lime plaster is what would have been used.

There's a lot online about it if you are interested.

You only need to insulate external walls. Be careful going down the rabbit hole of whether or not to use lime plaster etc. Old houses needed to breath because they were damp. Old houses today with central heating and double glazing negate that need, though obviously do need ventilation, as any house.
Do you have cavity walls? If so the house may be suitable for cavity wall insulation ( the beads).

Hi @OneForTheToad

Old houses today with central heating and double glazing negate that need, though obviously do need ventilation, as any house.

ah ok, that's an interesting point! I really really hope so!

Do you have cavity walls?

I don't think so, the EPC certificate assumes solid walls only, no cavity. I guess we could consider creating that but not sure how much space it would take off inside and the cost. Any ideas?

Another question:
Do you add insulation to ceilings too? 🤔

If you have sufficient loft insulation, no need. If you don’t/cannot, then you can use insulated plasterboard on the upstairs ceilings. Just needs to be fixed with screws, not nails.
You cannot add a cavity, best you can do is use the insulated plasterboard on the external walls.
I don’t know what’s recommended to attach them to a wall, most likely wooden battons or galvanized.
It’s quite an undertaking, so be sure you are staying long enough to offset the disruption and cost.

This isn't true. There are plenty of damp old houses precisely because of inappropriate materials, double glazing all traps the moisture in.

You need professional advice. And lots of it from different viewpoints, to get an idea of possible solutions and costs. I would get quotes from builders and architects.

How come houses from the 80’s and 90’s, which are built essentially the same as a 1930’s house, are not damp?
People spend a fortune on lime plaster etc, but there is breathable modern gypsum plaster.