Ceiling crack in bedroom of 1950's house

[gunnag]

Hi All,

I have a 3 bedroom house that's rented out, recently the tenant report a crack in the bedroom ceiling, see attached.

The letting agent sent their builder round and to my shock, he came back and said that all of the ceilings need pulling down and replacing for £4800.

I cant believe that this much work is needed, these are just plasterboard ceilings and to me it looks like natural movement has opened op one of the joints and also something heavy may have been placed in the loft so that part of the plasterboard has become detached from the joist.

In my mind, to repair this, the plasterboard should be re-secured to the joist, filled and painted as needed, I can't imagine any reason why all of the ceilings need replacing.

To be fair ever since I've known the house (since 1968) the ceilings have always had a slightly uneven look and small cracks have always been present, but I've never thought it was a serious issue. I think the ceiling was never properly skimmed when it was built.

This isn't related to any structural issue as I'm remortgaging and a full survey has just been done with no issues noted.

Just wondering what to do, surely a simple re fixing is all that's needed, why would a builder suggest that all ceilings need replacing?

 

[Wayners]

Plasterboard?
Edit. Sorry. Yeah it's plasterboard.
Joist along crack?

 

[martygturner]

All plasterboard is just a decorative finish its not structural. But why are you not sending in your builder ? Its you house not the lettings agent.

 

[gunnag]

I live some distance from the house, so I tend to rely on the letting agent to arrange things like plumbers, electricians, etc.

Maybe I will find a local builder who can go and have a look, I always get the feeling that the letting agents work hand in hand with the trades perople and inflate the price.

 

[securespark]

The builder and the letting agent are taking the urine.

It is a common thing that lettings agents get "their" contractors in and they quote for stuff. But it's an inflated quote.
When your contract comes up, swap to another agent and tell them why you are leaving.

£4800?
For work that does not even need doing?
These people need telling.
Hit them where it hurts. Go elsewhere.