Ceiling Repairs in Ellenbrook
Ellenbrook was built almost entirely from the mid-1990s onward, so its ceilings are plasterboard rather than plasterglass, and the problems are modern ones: cracked sheet joins, condensate leaks from ducted air conditioning, and big open-plan spans that have started to sag. We fix all of them and we know the construction well.
Ceilings in Ellenbrook homes
Ellenbrook's villages went up in stages from the 1990s through the 2010s, and the housing is overwhelmingly double-brick with concrete tile or steel roofs and plasterboard ceilings. The earlier homes in The Bridges and Woodlake are now approaching thirty years old; the newer villages at Annie's Landing, Malvern Springs and Charlotte's Vineyard are much younger. Across all of them the typical layout is open-plan living with large ceiling spans, often with a raked or coffered feature over the main living area.
Plasterboard ceilings in these homes are fixed to timber or steel ceiling battens, and the sheet joins are flushed with tape and compound. Over time, and especially in Ellenbrook's hot summers, the roof frame expands and contracts and the joins crack. Where the span is long and the battens are at the maximum spacing, the ceiling can sag between fixings. It is rarely dangerous, but it is unsightly and it gets worse.
Nearly every Ellenbrook home has ducted reverse-cycle air conditioning in the roof space, and the condensate drain from the indoor unit is one of the most common sources of ceiling water damage we see. A blocked or disconnected drain drips onto the plasterboard below for weeks before anyone notices the stain. Sheet roofing on some newer homes adds condensation issues of its own in winter.
Common ceiling problems in Ellenbrook
Cracked sheet joins and cornice lines
The most common Ellenbrook call is a crack along a plasterboard join or where the cornice meets the ceiling, often appearing after the first few summers as the frame settles. We cut the join back, re-fix the sheet edges and re-set with reinforcing tape so it holds rather than reopening the next summer.
Sagging over open-plan living areas
Long spans over kitchen-living-dining areas can sag between battens, particularly where the original fixing was light or the batten spacing was pushed. The fix is additional fixings into the battens and, in some cases, extra battens from above before the surface is flushed and sanded.
Condensate stains below air conditioning units
A yellow-brown ring in the hallway or living ceiling directly below the ducted unit is almost always the condensate drain. Once the air conditioning tech has sorted the drain, we replace the stained and softened plasterboard and set it back flush. Painting over the stain without replacing the board does not work; it bleeds through.
Raked and coffered feature ceilings
Feature ceilings over living areas have more joins, more corners and more opportunity for cracks. Repairs need the angles and bulkheads rebuilt cleanly so the feature still reads as intended. We take care to re-set the lines square rather than just filling the cracks.
Ceiling services we bring to Ellenbrook
Ceiling Cracks & Cosmetic Repair
Cracks, popped screws and patchy ceilings made flat again
Most requested hereGyprock & Plasterboard Ceilings
New plasterboard ceilings for renovations, extensions and patios
Most requested hereWater-Damaged Ceiling Repair
Stained, bowed and soft ceilings repaired after leaks
Most requested hereSagging Ceiling Repair
Dropped plaster ceilings re-fixed and pulled back flat
Get a quote in Ellenbrook
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.
Ellenbrook ceiling questions
My Ellenbrook house is less than ten years old. Why is the ceiling cracking?
There is a stain on the ceiling under the air conditioner. Is that something you fix?
Can you fix a sagging ceiling over our open-plan living area without replacing the whole thing?
Do you cover the newer villages like Annie's Landing and Malvern Springs?
Ceiling trouble in Ellenbrook?
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.