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.
Whether you live in one of the larger towns, such as Oakham, or somewhere quieter in Rutland, the way we handle plastering and skimming is identical. We survey, agree the specification with you, and confirm a fixed price on paper. Everything is planned under the regulations in force in England, and guide costs in the East Midlands sit at £550–£1,550 with VAT.
- Guide price
- £550–£1,550 inc VAT
- Time on site
- 1–3 days per room, plus drying time
- Planning rules
- England
- Price level
- About 4% below the national guide
- Towns listed
- 1
- Survey
- Free, with a written quote
How much does plastering and skimming cost in Rutland?
Every figure below is a guide for plastering and skimming in Rutland, inclusive of VAT. Regional pricing for the East Midlands works out about 4% below the national guide, and the overall span is £550–£1,550. The survey costs you nothing, and after it we commit to a firm price for your specification in writing.
| Type of job | What it usually involves | Guide in Rutland |
|---|---|---|
| Patch repairs or one wall | Repairing cracks, filling cable channels after a rewire or skimming a single wall. | £150–£500 |
| One room, walls and ceiling | Skimming or boarding and skimming the walls and ceiling of a typical room. | £550–£1,550 |
| Whole house | Skimming or re-plastering most rooms in a typical 3-bed house during a renovation. | £4,800–£11,500 |
What moves the price up or down:
- Total wall and ceiling area to be plastered
- Ceiling height, stairwells and access
- Removing artex, wallpaper or failed plaster first
- Number of corners, windows and openings to bead
What do you get?
- Floor and furniture protection with dust sheets and masking
- 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 Rutland
England's smallest historic county is largely limestone and ironstone villages, many with Collyweston stone-slate or thatched roofs. Oakham and Uppingham have Georgian and Victorian centres within conservation areas, and newer estates and smaller post-war developments have grown on the edges of both towns.
Stone properties commonly need lime pointing, stone-slate roof repairs and windows suited to conservation areas. Newer homes suit extensions, garage conversions, driveways and garden landscaping, and planning-sensitive design is often part of the brief.
Inland and fairly dry, with cold winters; higher ground around Rutland Water is more exposed to wind.
Planning and building rules in Rutland
Rutland is in England, so the planning and building rules set out below are the ones that apply. We confirm the details with the council before we quote.
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.
From survey to handover
Free site survey
It starts with a survey at the property, free of charge. We check condition, access and services, ask how you want the finished result to look, and answer any questions you have about plastering and skimming.
Price and scope agreed
Next you receive a written quote with a fixed price for the agreed specification. It lists what is included, what is not, and how payments are staged, so you can compare it properly.
Getting ready
Next comes planning the work itself. We set a start date that suits you, line up the right trades, and make sure any approvals for plastering and skimming are in place before the first day on site.
The work itself
The job proceeds in the order set out in the programme, with dust and debris kept under control. Finally we tidy away, inspect the work together and pass the finished project over to you with its paperwork.
What you can expect from us
Frequently asked questions
How long will plastering and skimming take?
On a typical home, allow 1–3 days per room, plus drying time. Larger projects, older buildings and extra work found once things are opened up can extend that, while simpler jobs may be shorter. Your quote includes an estimate of time on site, and your point of contact keeps you updated on the programme as the work progresses.
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.
Can you plaster over artex?
Artex and similar textured ceilings can usually be covered, either by applying a bonding coat and then a skim, or by fixing new plasterboard over the top and skimming that. Some older textured coatings contain hazardous fibres, so they should not be sanded or scraped until a sample has been tested. We can arrange a test before quoting and choose a method that avoids disturbing the coating.
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.
When can I paint new plaster?
New plaster can be painted once it is fully dry and evenly pale in colour. The first coat should be a mist coat, which is watered-down emulsion or a specialist primer that soaks into the plaster and seals it. Applying normal emulsion straight on can cause peeling. Vinyl or wipeable paints should be avoided for the first coat, because they stop moisture escaping.
Towns in Rutland
Homes in all of the following Rutland towns can get a written quote for plastering and skimming. Open a town page to see prices and the postcodes we cover.