Replacing kitchen ceiling in flat

[Steve]

I own the leasehold of a ground floor flat. There is one flat above, owned by the council.

The kitchen is about to be replaced, not sure yet whether I do the work or get fitters to do it. (Part P seems to be a potentially expensive stumbling block for me to DIY, although I am well able to do electrical work to a good standard).

Before the kitchen is replaced, the ceiling needs either to be replaced or repaired as floods, a long time ago from upstairs, have damaged it. I'm not sure whether the damage can simply be artexed over acceptably as the ceiling sags where the damage is.

Obviously, artexing (if possible) would be the quickest and easiest solution. As I am no plasterer, someone would have to do that.

If the ceiling is too badly damaged to be artexed, it seems that I have two choices.

1) Rip down the old ceiling and start anew. Messy - but I am happy to do it if need be. 2) Plasterboard over (under?) the existing ceiling, leaving the old ceiling there. Easier and cleaner although loosing a bit of height.

Is 2) a no-no?

As I would prefer a flat, untextured, ceiling, is it acceptable to paper and paint the new ceiling rather than have it artexed?

Are there any regulations regarding the thickness and type of plasterboard used for either scenario, bearing in mind that upstairs is a separate dwelling?

Sorry for all the questions. These days, I just know that I am going to fall foul of some regulation or other if I don't ask first :-(

Thanks for any advice.

Steve.

[Tony Bryer]

It's a perfectly sensible option and the extra layer may marginally reduce any airborne sound from above

Your choice, but most people would reckon on Artex not being a good choice for kitchens (or, some would argue, anywhere else)

[Steve]

Thanks Tony, it seems the best, easiest and most logical option. I was worried about regulations and as it seems, these days, a surveyor could pick up on that and cause problems when we sell/let.

Absolutely!, artex is horrible IMO, but do ceilings in a flat need a coat of artex or plaster or is paper and paint acceptable on top of the plasterboard? I am thinking about, possibly imagined, fire regulations or building edicts that might come along and bite me later.

Thanks

Steve

[adder1969]

I'm not sure a layer of paper presents a fire risk. How would you attach the new board to the ceiling? Taking the old ceiling down is a bit messy but not too bad and you just screw up the new board in it's place. There *might* be requirements to have double layer board for fire risk purposes. if the kitchen is small-ish then you can just join the rebated sides of the boards, tape and fill.

[Steve]

Thanks Adder

I had planned to fit new plasterboard, either over the existing ceiling or to replace it all, then fill screw indentations and lines between adjacent sheets of plasterboard with filler, then carefully sand down until smooth and then paper over with lining paper, bonded with PVA adhesive, before giving the finished, hopefully billiard-table smooth, surface several good coats of matt emulsion.

Like you, I doubt that there is a fire risk but are there any regulations/objections, either fire or building regs. against either of my proposals, bearing in mind that upstairs is a separate dwelling?

Steve

[Tony Bryer]

No, an extra layer of plasterboard will increase the fire resistance.

[adder1969]

Standard building regs of 12.5 mm plasterboard I think will be ok unless something non-standard is going on in the contruction and you can put up 25mm (i.e, two lots). 9mm board over the existing should be fine. I wouldn't bother with papering as it'll only peel off after a while.

[The Natural Philosopher]

On the contrary, you have increased the fire resistance. He should be delighted.

If you use feathered edge board, you tape and fill the cracks and don;t even need to paper, but paper is a goodish way of stopping minor cracking - just use a lining paper.

[marvelus]

If the old ceiling is sagging badly I'd say remove and replace, it wont be that messy assuming its plaster board.

[djc]

Ignore part P, who will know.

You dont say if it is a purpose built flat or a conversion. If it is a conversion then the ceiling is probably a double layer of plasterboard to meet fire resistance requirements. If a newish purpuse built flat then more likely to have solid floors so what you do to the ceiling will not affect the neighbours above.

[adder1969]

As I understand it 12.5 is fine everywhere. The double thickness may be required for noise transmission regulations.

[Steve]

Well, I did save some of the old red/black 2.5mm T/E with that in mind ;-) However, as much as I hate this nanny-state part P rubbish, I don't really want to break the law. I am still undecided and I will possibly post a request for more info on part P and DIY in the kitchen.

No, I am sorry I didn't give enough information. The flats are at the end of a terrace of houses, built circa 1954. As far as I am aware, they are built to the same standard as the houses. The only thing that might be different is that between my ceiling and upstairs wooden floorboards are what appear to be black rubber sacks filled with, presumably, something to deaden noise from above. I imagine that these are also fire resistant.

Steve

[adder1969]

If you're *sure* you can do it at least as good (as in according to regs) than the fitters then do it and don't worry about it unless you're doing very major rewiring. If it's just fitting some lights and moving a socket then I wouldn't worry.