Plastering is applying a smooth finishing coat of plaster to walls and ceilings, either as a thin skim over sound surfaces or as a full re-plaster after removing failed plaster, creating a flat surface ready for decoration.
Homeowners in Kilburn usually consider plastering and skimming for one of a few reasons: something has worn out, the house no longer suits the way they live, or they are getting it ready to sell. We visit, agree a specification and put a fixed price in writing. Most jobs like this take 1–3 days per room, plus drying time, and we work across London, including Cricklewood, Golders Green and Chalk Farm.
- Guide price
- £700–£2,100 inc VAT
- Time on site
- 1–3 days per room, plus drying time
- Postcodes
- NW2, NW3, NW6, NW8 and NW11
- Planning rules
- England
- Local area
- Greater London
- Survey
- Free, with a written quote
What should you budget for plastering and skimming in Kilburn?
What should you budget for plastering and skimming in Kilburn? Use the figures below as a starting point. Prices in London sit about 30% above the national guide, so the range here is £700–£2,100 including VAT. Your fixed price comes in writing once we've surveyed the property, at no charge.
| Type of job | What it usually involves | Guide in Kilburn |
|---|---|---|
| Patch repairs or one wall | Repairing cracks, filling cable channels after a rewire or skimming a single wall. | £200–£650 |
| One room, walls and ceiling | Skimming or boarding and skimming the walls and ceiling of a typical room. | £700–£2,100 |
| Whole house | Skimming or re-plastering most rooms in a typical 3-bed house during a renovation. | £6,500–£15,500 |
The main things that change the figure:
- Total wall and ceiling area to be plastered
- Skim over sound plaster or full re-plaster back to brick
- Ceiling height, stairwells and access
- Number of corners, windows and openings to bead
Scope of the work
- Survey of walls and ceilings, including tap-testing for hollow plaster
- Removal of loose or failed plaster and old wallpaper
- Angle beads and stop beads for straight corners and edges
- Skim coat or full two-coat plaster to agreed areas
- Patching around new sockets, pipes and windows
- Waste removal and a tidy finish ready for decorating
Homes in London
London's housing is dominated by Victorian and Edwardian terraces, often in yellow London stock brick, with Georgian terraces in central districts and mansion blocks across many inner areas. Outer boroughs have large belts of interwar semis, and there are extensive post-war council estates. Many houses have been split into flats, and conservation areas are widespread.
London Clay shrinks and swells with the seasons, and street trees close to houses can contribute to movement, which affects foundation design.
For plastering and skimming in Kilburn, this means checking things like wall construction, roof structure and existing services before we put a figure on paper.
Permissions for plastering and skimming in Kilburn
Which rules apply depends on where you live. For Kilburn, the answer is England, and the points below reflect that; we verify them with the council before quoting.
Internal work such as a new kitchen, bathroom, flooring, plastering or decorating does not need planning permission in England, unless the house is listed, when listed building consent may be needed even for internal changes.
Some internal work is covered by Building Regulations: new electrical circuits and work in bathrooms (Part P), new drainage, structural changes, extractor ventilation and any new window. Notifiable work is certified by a registered installer or by building control.
Rules change and every property is different, so we check the planning history and constraints for your address before we quote.
What happens after you get in touch?
A visit to your home
First, someone visits your home in Kilburn to see the space, take measurements and note anything that could affect the work, such as access or the condition of what is there. There is no charge for this visit.
Written quote
We turn the survey notes into a written quote. The price is fixed for the specification we agree, and the document sets out materials, scope and payment stages in plain language.
Dates and permissions
With the quote agreed, we book the work in and handle preparation: permissions where needed, building control notifications, material orders and access arrangements for your Kilburn property.
Finish and handover
Our trades complete plastering and skimming while your point of contact keeps you updated. When everything is finished, we clear the site, take away waste and go through the result with you before handover.
What you can expect from us
Questions about plastering and skimming in Kilburn
Should older houses be plastered with lime?
Older homes with solid walls and no damp-proof course are often better with lime plaster, because it lets moisture move through the wall and evaporate. Modern gypsum plaster can trap moisture in these walls, which can cause damp patches and blown plaster. Lime takes longer to apply and dry, so it costs more. We check your wall construction before recommending a material.
How long does new plaster take to dry?
A skim coat usually dries in a few days in a warm, well-ventilated room, while a full re-plaster can take one to four weeks depending on its thickness and the weather. Plaster turns from dark brown to an even light pink when dry. Keep windows open where possible, but avoid blasting heaters, which can cause cracking. We advise on drying before you decorate.
What is the difference between skimming and re-plastering?
Skimming applies a thin finishing coat, a few millimetres thick, over plaster or plasterboard that is still sound. Re-plastering removes the old plaster back to the brick or block and applies new base and finishing coats. Skimming is quicker and cheaper, but if the existing plaster is loose, hollow or crumbling, a skim will not hold. We tap-test walls to decide which is needed.
Who do I deal with during the job?
One point of contact manages your project from survey to handover. They schedule the trades working under our contract, keep you updated on progress, and are the person to call with any question. You don't need to coordinate builders, electricians or decorators separately, because that is part of what we do.
What happens at the survey?
We visit your home at a time that suits you, look at the area involved, take measurements and check access, condition and any services that might be affected. We talk through what you want from plastering and skimming, explain the options and answer questions. There is no charge and no obligation; afterwards we send a written quote.
Near Kilburn
We survey and quote throughout Kilburn's NW2, NW3, NW6 and NW8 postcodes and in surrounding places such as Cricklewood, Golders Green and Chalk Farm. The process and pricing approach are identical in each of them.