My ceiling is stained from an old leak — do I need to replaster or just paint over it?

First, make sure the leak is properly fixed and the ceiling is fully dry. If the plaster is still sound (no bulging, no hollow sound when you tap it), a stain-block primer and repaint is often all it needs. If the plaster has blown, that area needs cutting out and patching before painting.

How long should I let a ceiling dry before repairing it?

After a leak, ideally 2–4 weeks with heating on and the room ventilated. Plastering over a ceiling that's still damp underneath will just fail again — the new plaster won't bond and the stain will bleed through the paint.

Can you skim straight over an artex ceiling?

On light artex sometimes yes, after scraping the peaks and PVAing. On heavier patterns it's almost always better to overboard first — you get a much flatter finish and you don't disturb any old artex material.

Do you take the old ceiling down or overboard it?

Overboarding is usually the better option — quicker, cleaner, less mess and no risk of disturbing old artex or insulation. Taking a ceiling down is only really needed if it's already failing or if there are structural issues that need looking at from above.

How much does ceiling repair cost in Yorkshire? (2026 guide)

Honest 2026 ceiling repair prices across Yorkshire — cracks, holes, water damage, full re-skim and covering artex — plus when a repair is enough and when the ceiling needs replacing.

22 July 2026 6 min read

Ceilings are one of the trickiest things to price over the phone. A hairline crack and a sagging Victorian lath-and-plaster ceiling are both "ceiling repairs" but the jobs are worlds apart. Here are honest 2026 figures for the ceiling work I do most across Yorkshire, plus a straight answer on when a repair is enough and when the ceiling really needs replacing.

If you want to see how the actual work gets done on site — small patches, overboarding, full re-skims — have a look at the ceiling repairs service page alongside this guide.

How much to repair a cracked ceiling?

For fine cracks in an otherwise sound ceiling — usually settlement or paint cracking rather than structural — you're looking at £120–£220 to open up, tape, fill and finish ready for paint. Often a half-day job.

If the cracks are wider, running the full length of the ceiling, or the plaster either side sounds hollow when you tap it, that's not a patch job — the ceiling is failing and needs a proper look.

How much to patch a hole in a ceiling?

Small hole (under a plate size) from moving a light fitting or a bit of pipework: £120–£200 patched, feathered in and finished ready for paint.

Medium hole (up to about half a square metre) from a leak, loft access or pulling down a fitting: £180–£320 including cutting square, boarding and skimming the patch.

Large hole or several patches: from around £350. At this point it's often not far off the price of re-skimming the whole ceiling — which usually looks far better than a visible patch.

How much to repair a water-damaged ceiling?

Once the leak is properly fixed and the ceiling has fully dried out (this bit is important — see the FAQ below), typical ranges are:

Stain-only, ceiling structurally sound: £120–£200 to seal, patch any minor blown areas and finish.

Bulging or partially blown plaster: £250–£500 to cut out the failed area, board back in and skim to match.

Full ceiling collapse or heavy sagging: £450–£900 to take the ceiling down, board fresh and skim — depending on room size.

How much to re-skim a full ceiling?

Rough 2026 ranges for skimming a full existing ceiling that's sound but tired:

Small bedroom or box room: £180–£280.

Standard double bedroom: £220–£320.

Living room / lounge: £300–£450.

Large lounge-diner or open plan: £450–£700.

If the ceiling needs overboarding first (covering old lath-and-plaster or heavy artex before the skim), add roughly £150–£300 for the boards and labour.

How much to cover artex?

Artex ceilings are one of the most common jobs I get called out for. The right way to deal with it is to overboard — screw fresh plasterboard straight over the top into the joists — and then skim. That's usually £350–£550 for a bedroom-sized ceiling and £500–£850 for a living room, all-in.

On light artex patterns you can sometimes scrape, PVA and skim directly, which is a bit cheaper. On heavier patterns overboarding gives a much flatter finish. I'll always take a look and tell you which one's the right call for your ceiling.

Never sand old artex yourself — anything pre-2000 can contain a small amount of asbestos. Overboarding is the safe option.

When is a repair enough, and when does the ceiling need replacing?

Repair is fine when: the crack or damage is localised, the plaster either side sounds solid when you tap it, and the ceiling is basically flat. A patch, a skim over the patch and paint will be invisible.

Replace / overboard the whole ceiling when: large areas sound hollow, the plaster is visibly sagging, cracks are opening and closing seasonally, or you're dealing with old lath-and-plaster that's coming away from the laths. Patching a failing ceiling is money wasted — it'll fail again around your repair.

If you're not sure which one applies to your ceiling, send me a photo on WhatsApp or I'll come out and take a proper look. Honest advice either way — I'd rather tell you it just needs a patch than sell you a full re-skim you don't need.

Get a proper price

Ceilings vary more than any other plastering job, so these are guide ranges, not fixed prices. The only way to know for sure what yours will cost is to look at it. Quotes are always free and there's no obligation. Ring 07736 467406 or send a photo on WhatsApp and I'll get back to you the same day.

Frequently asked

My ceiling is stained from an old leak — do I need to replaster or just paint over it?: First, make sure the leak is properly fixed and the ceiling is fully dry. If the plaster is still sound (no bulging, no hollow sound when you tap it), a stain-block primer and repaint is often all it needs. If the plaster has blown, that area needs cutting out and patching before painting.
How long should I let a ceiling dry before repairing it?: After a leak, ideally 2–4 weeks with heating on and the room ventilated. Plastering over a ceiling that's still damp underneath will just fail again — the new plaster won't bond and the stain will bleed through the paint.
Can you skim straight over an artex ceiling?: On light artex sometimes yes, after scraping the peaks and PVAing. On heavier patterns it's almost always better to overboard first — you get a much flatter finish and you don't disturb any old artex material.
Do you take the old ceiling down or overboard it?: Overboarding is usually the better option — quicker, cleaner, less mess and no risk of disturbing old artex or insulation. Taking a ceiling down is only really needed if it's already failing or if there are structural issues that need looking at from above.