Plastering & making good · Felling
Plastering & making good in Felling
Plastering & making good for homes in NE8, NE9, NE10, designed by a structural engineer.
- Itemised written quote
- Beam sized by a structural engineer
- Covering Felling and nearby
- Free survey visit
- Engineer's calculations arranged
- Building control handled
- Fixed written price once scope is agreed
- England, Wales, mainland Scotland & NI
Plastering & making good in Felling: how it works
We cover plastering & making good in Felling (NE8, NE9, NE10) and the streets around it. It sits about 2.2 miles from Newcastle upon Tyne, which we also cover. Each job is designed by a structural engineer and approved through Gateshead Council before work begins.
We make good as the final stage of our structural jobs, and can quote it separately where another firm has fitted the steel. It covers boxing and fire boarding, plastering and skimming, floor infills and skirting, leaving smooth, dry surfaces for your decorator.
What to expect
- Metal angle beads on every outside corner of the boxing give crisp, straight lines and protect the edges from knocks. They are set true to the ceiling and walls, so a slightly out-of-level beam does not show once skimmed.
- Hairline cracks sometimes appear along board joints or where new plaster meets old, as the building settles onto the steel and the plaster dries out. They are normal in the first months and are usually filled at the next redecoration.
- Period cornicing and ceiling roses can often be repaired or run to match the existing profile. Where a wall is removed between two rooms with cornice, the ends are usually returned neatly along the new beam so the detail looks intentional.
- New plaster is very absorbent, so the first coat of emulsion is normally thinned with water as a mist coat to seal it. Skipping this step is a frequent reason paint flakes off fresh plaster within weeks of decorating.
- The cost depends mainly on the area to repair, the condition of the ceilings, whether period details need matching, and the size of the floor infill. Overboarding a badly damaged ceiling can work out more economical than patching it piece by piece.
Four stages, one team
Free visit
A short visit to Felling to see the job, agree what you want and check the bearings, floors and services that affect the design.
Calculations
The engineer's calculations and a simple drawing are prepared for your opening and shared with you before anything is ordered.
Building control
We submit a building notice or full plans application to Gateshead Council, so approval is in place before the wall is touched.
Steel in, made good
On site we prop, open up, fit and pack the steel, then fire protect, box in and plaster once the inspection is done.
How much should I budget in Felling?
As a guide, budget £280–£1,120 including VAT for plastering and making good in Felling, based on published UK cost guides adjusted for prices in the North East (-7%).
| Job | Typical guide range | What it usually covers |
|---|---|---|
| Plastering and making good | £280–£1,120 | Boxing the beam, bead and skim, reveals, floor infill where the wall stood and tidy-up |
| Kitchen-diner knock-through | £2,300–£5,600 | Internal structural wall between kitchen and dining room, steel beam, approvals and making good (kitchen fitting extra) |
| Through-lounge knock-through | £2,300–£5,100 | Wall between front and back reception rooms, steel beam, approvals, plastering and floor infill |
| Chimney breast removal (ground floor) | £1,400–£2,800 | Ground-floor breast removed, steel to support the breast above, building control and making good |
Figures include our approximate regional adjustment for prices in the North East (-7%) and are rounded. How these figures are worked out.
Building control and neighbours in Felling
For Felling, building control is provided by Gateshead Council, or by a registered building control approver if preferred. We send them the engineer's calculations with a building notice or full plans application and book the inspections. Work done without approval can cause problems at sale and is far dearer to put right later.
Terraced and semi-detached homes often need party wall notices, because cutting into a shared wall to take a beam end is notifiable under the Party Wall etc. Act 1996. Allow at least two months for the notice period unless your neighbour agrees sooner.
Local questions answered
How much does plastering & making good cost in Felling?
As a guide, budget £280–£1,120 including VAT for plastering and making good in Felling, based on published UK cost guides adjusted for prices in the North East (-7%). The exact figure depends on the span, what the wall carries, access and the finish, and is fixed in writing once the scope is agreed.
Can I stay at home while the work is done in Felling?
Usually, yes. The work area is screened and floors are protected. The rooms either side of the opening are out of action for a few days, and there is some noise and dust while the masonry comes out.
Will cracks appear after plastering?
Small hairline cracks can appear in the first months as the plaster dries and the building settles onto the new steel. They are cosmetic and normal, and are usually filled when you next repaint. Wide or growing cracks are different and should be reported, as they can point to movement that needs checking.
What happens to the floor where the wall was removed?
The gap left by the wall is filled to match the floor on either side. Suspended timber floors get new joists and boards, solid floors are filled and screeded, and the infill is levelled so carpet, laminate or tiles can run straight across the room without a visible ridge.
Do you decorate after making good?
Not usually. Making good leaves surfaces skimmed, dry and ready for paint, with trims refitted, and decoration is normally left to you or your decorator so you can choose colours and finishes yourself. Whoever paints should start with a thinned mist coat on the new plaster before the main coats.
Do I need a party wall agreement for plastering & making good in Felling?
Yes, if the beam bears into a shared wall: the Party Wall etc. Act 1996 applies in England and Wales, and a party structure notice must be served at least two months before that work starts. We arrange it through a party wall surveyor.