Ceiling Repairs in Baldivis
Baldivis went from paddocks to one of the fastest-built suburbs in Perth in about fifteen years. Almost every ceiling here is plasterboard, most are under fifteen years old, and the problems are the ones that come with volume building: cracked joins, under-fixed sheets and leaks from the services packed into the roof space. We repair and replace plasterboard ceilings across Baldivis and the surrounding estates.
Ceilings in Baldivis homes
Until the 2000s Baldivis was small rural holdings and bushland either side of Safety Bay Road. The estates that followed, including The Ridge, Settlers Hills, Rivergums and the newer stages toward Karnup, were built by the big project builders to a standard formula: double brick or framed construction, tile or metal roof, open-plan living with a high ceiling, a theatre room, ducted aircon and a lot of downlights.
Plasterboard ceilings in these homes are fixed to steel battens with adhesive and screws. Done well, they last decades. Done quickly, which some were, they sag between battens, pop screws through the paint and crack at every sheet join once the house has been through enough hot summers. The soil here varies between sand and heavier clay closer to the Serpentine River, and houses on the clay side tend to show more seasonal movement in their ceilings.
There are still a few older homes on the larger semi-rural blocks east of the freeway, 1970s and 1980s brick and tile with fibrous plaster ceilings, and those get the same re-strapping treatment as anywhere else in Perth.
Common ceiling problems in Baldivis
Join cracks in large open-plan ceilings
The living, dining and kitchen ceiling in a Baldivis home can be a single run of plasterboard across eight or nine metres. The joins between sheets open as the house moves and the first sign is a straight hairline crack that catches the light from the downlights. We re-tape and re-set the joins with a reinforced system so they stay closed.
Sheets sagging between battens
When the builder’s crew skimped on adhesive or screw spacing, the board slowly droops between the battens into a wave. It looks worse under raking light in the evening. Re-fixing to every batten and refinishing the surface sorts it without replacing the sheet in most cases.
Aircon and upstairs bathroom leaks
Ducted aircon condensate trays, blocked drain lines and failed waterproofing in upstairs ensuites are the water sources we see most in Baldivis. The stain appears as a ring, the board goes soft, and if it is left the section drops. We cut out the wet board and replace it once the leak is fixed.
Cracked cornice and bulkhead joins
Square-set and small cove cornices crack at the mitres as the house settles, and the bulkheads over kitchens and theatre rooms open at the corners. These are small repairs on their own, but they are the ones that make a newish home look tired. We re-set and finish them along with any ceiling work.
Baldivis has a large number of investment properties and a steady flow of homes being prepared for sale or new tenancy. We do a lot of ceiling tidy-ups where the brief is to get the cracks closed and the surface paint-ready before the photographer arrives.
Ceiling services we bring to Baldivis
Gyprock & Plasterboard Ceilings
New plasterboard ceilings for renovations, extensions and patios
Most requested hereCeiling Cracks & Cosmetic Repair
Cracks, popped screws and patchy ceilings made flat again
Most requested hereWater-Damaged Ceiling Repair
Stained, bowed and soft ceilings repaired after leaks
Most requested hereCornice & Decorative Plaster Repair
Cornice, ceiling roses and ornate plaster repaired and matched
Get a quote in Baldivis
Tell us what the ceiling is doing and where you are. We will call you back to talk it through and arrange a time to look at it.
Prefer to talk? Call 0485 084 943
Thanks, we have your details
We will call you back during business hours to talk about the ceiling. If it is urgent, ring us now on 0485 084 943.
Baldivis ceiling questions
My Baldivis home is only eight years old. Why are there cracks in the ceiling?
Is the builder responsible for ceiling cracks?
Can you repair the ceiling under my upstairs bathroom that leaked?
Do you do raked ceilings and high theatre-room ceilings?
Ceiling trouble in Baldivis?
Describe it over the phone and we will tell you whether it needs looking at this week or can wait. Perth-wide, Monday to Friday.