Sagging ceiling repairs in Perth
A sagging ceiling in Perth is usually failed glue between the plasterboard and the joists, and it can drop without warning. Perth Ceiling Contracting re-fixes ceilings that can be saved and replaces the ones that cannot, with a free inspection and a fixed written quote first.
What does a sagging ceiling look like?
A sagging ceiling shows as a bow or belly between the joists, usually with cracking along the cornice line. Stand in the doorway and sight along the ceiling toward the window. Any dip, wave or shadow line that was not there before is the plasterboard pulling away from the framing above it.
- A visible dip or bow between the joists, often a metre or two across
- A hollow, drummy sound when you tap the board lightly with your knuckles
- Cracks along the cornice, or the cornice pulling away from the ceiling
- Popped screw or nail heads showing through the paint
- Cracks running across the ceiling in lines that follow the joists
- Stains, bubbling paint or soft spots, which point to water as well
What causes a sagging ceiling in Perth homes?
In most Perth homes the culprit is the adhesive. Plasterboard ceilings are glued to the joists with a handful of screws or nails holding the sheets while the glue cures. When that glue fails, the few fixings left cannot carry the sheet and it starts to drop. Perth roof spaces pass 50 degrees on summer afternoons, which dries out and weakens old adhesive year after year, and any moisture from a leak finishes the job.
Failed adhesive
Glue that has dried out, cracked or never bonded properly. The most common cause we see, especially in homes built from the 1970s to the 1990s.
Roof space heat
Summer heat in the roof cavity cooks the adhesive every year until it lets go.
Moisture and leaks
Roof leaks, aircon overflow and burst pipes soak the board, add weight and destroy the bond.
Age and movement
Roof frame movement, storms and insulation laid over old sheets all add load the fixings were never designed for.
Can a sagging ceiling be fixed, or does it need replacing?
Yes, most sagging ceilings can be fixed without a full replacement. If the plasterboard is dry, uncracked and has only dropped a little, we push it back up and screw it properly to every joist, then flush the screw heads and any cracks. If the board is soaked, badly cracked or the whole room has dropped, replacing it is safer and often cheaper than trying to save it.
Re-fix
- When it suits
- Board is dry and sound, sag is limited to one or two areas
- What we do
- Support the sheet, screw it back to the joists on a proper pattern, flush and sand
- Price guide
- Quoted on inspection
- Time
- Usually a single day
- Finish
- Paint ready, screw heads invisible
Replace
- When it suits
- Board is cracked through, water damaged, old plasterglass with several failures, or the whole room has dropped
- What we do
- Remove the old ceiling, check the joists, fit new plasterboard and cornice, flush and sand
- Price guide
- $2,500 to $6,000 per standard room
- Time
- 1 to 2 days per room
- Finish
- Paint ready, brand new ceiling
How do we fix a sagging ceiling?
- 1
Free inspection
We check how far the ceiling has dropped, tap-test the sheets and look for moisture. Photos through the form are enough for a first quote.
- 2
Make it safe
If a section is at risk of falling we support it so the room can stay in use until the repair.
- 3
Re-fix or replace
Sound board is screwed back to every joist. Damaged board comes out and new plasterboard goes in.
- 4
Flush and sand
Screw heads, cracks and joints set with three coats and sanded flat, paint ready.
- 5
Clean up
Floors sheeted from the start, dust controlled, room left tidy.
How much does sagging ceiling repair cost in Perth?
Re-fixing a sagging ceiling is quoted on inspection, and a full room replacement costs $2,500 to $6,000. The re-fix price depends on how much of the ceiling has let go, how many screws and patches it needs and whether the cornice has to come off. Small local repairs sit between $300 and $800.
Whatever the job, the price is fixed in writing before we start and the quote is free.
Is a sagging ceiling dangerous?
Yes. A sagging ceiling can drop without warning, and a full sheet of plasterboard weighs enough to injure someone. It happens in Perth homes more often than people think. Do not push the sag back up yourself and do not ignore it because it is only small.
Insurance: a sudden event such as a storm, burst pipe or roof leak is often covered, while gradual glue failure and wear usually is not. Check your policy and we will supply the inspection report and quote your insurer asks for.
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Free Quotes.
Tell us about the job and we will come back with a fixed price. Photos help but are not essential. Prefer email? Write to info@pccwa.com.au.
How do you fix a sagging ceiling?
If the plasterboard is dry and sound, we support the sheet, push it back to the joists and screw it off on a proper fixing pattern, then flush the screw heads and cracks and sand them flat. If the board is soaked, cracked through or the whole room has dropped, we remove it and install a new plasterboard ceiling.
What does a sagging ceiling look like?
A dip, bow or wave in the ceiling between the joists, cracks along the cornice line, popped screw heads and a hollow drummy sound when tapped. Sight along the ceiling from the doorway toward a window. Any shadow line that was not there before is the board pulling away from the framing.
Is a sagging ceiling dangerous?
Yes. Once the adhesive has failed only a few fixings are holding the sheet, and it can come down without warning. Keep people out from under a badly sagged section, do not push it back up yourself and book an inspection. We quote free and can support the sheet until it is repaired.
How much does it cost to fix a sagging ceiling in Perth?
A re-fix is quoted on inspection because it depends on how much of the ceiling has let go. Small local repairs run $300 to $800 and a full room replacement runs $2,500 to $6,000. Perth Ceiling Contracting gives you a fixed written price before any work starts, and the quote is free.
Is a sagging ceiling a structural defect?
Usually not. In most Perth homes the roof frame and joists are fine and it is the plasterboard fixing that has failed. We check the framing during the inspection. If we find rot, termite damage or movement in the joists we tell you before quoting, because that has to be sorted before any ceiling goes back up.
Is a sagging ceiling covered by home insurance?
It depends on the cause and your policy. Sudden events such as a storm, burst pipe or roof leak are often covered. Gradual failure of the adhesive, wear and tear and poor original workmanship usually are not. We supply the inspection report and quote your insurer needs so you can make the claim.
Can a sagging plasterboard ceiling be re-fixed instead of replaced?
Yes, when the board is dry, uncracked and has only dropped a little. Screwing it back to every joist and flushing the heads gives you a flat, paint ready ceiling at a fraction of the cost of replacement. Once plasterboard has been wet or cracked through, re-fixing does not hold and replacement is the right call.
How long does a sagging ceiling repair take?
A re-fix is usually done in a single day, including flushing and sanding. Replacing a standard room ceiling takes 1 to 2 days including removal, new plasterboard, flushing and cleanup. Larger or detailed ceilings take longer and we give you a clear timeframe with your free quote.
Do not wait for it to fall.
Send a photo of the sag through the form or email info@pccwa.com.au. Free inspection, fixed price, sorted this week.