Osborne Park · All Perth Metro · Since 1998
Sagging ceilings re‑screwed and replaced across Perth.
Most Perth homes built between the 60s and the 90s have gyprock ceilings held up by daubs of glue — and forty summers of roof-space heat later, the glue lets go. We measure the drop against a string line and tell you straight: monitor it, re-screw it, or replace it.
- Free inspection, written verdict
- Reg. BP0000 · fully insured
- Dust-controlled strip-outs
The Sag Gauge
The same rules we apply on site22 mm sits in the 10–40 mm band — the sheet is re-fixed to every joist with screws, patched and sanded flush.
Under 10 mm we monitor · 10–40 mm re-screw at $38/m² (minimum 12 m² billed) · over 40 mm, or any cracked/drummy sheet, we replace at $92/m². Every job starts with a free measured inspection.
A widening bow or cracking sounds means the ceiling is moving. Keep everyone out of the room, close the door, and call us — don't wait for a quote. We run same-week make-safes for exactly this. (08) 9000 0289
The trade truth
Why Perth ceilings let go
It isn't bad luck and it isn't your foundations. It's how the sheets went up in the first place.
The glue was the fixing
From the 60s through the 90s, plasterboard went up on daubs of stud adhesive, with a scatter of clout nails to hold the sheet while the glue cured. The nails were never meant to carry it — the glue was.
Heat did the work
A Perth roof space runs past 60 °C in summer. Thousands of heat cycles embrittle the adhesive until one daub lets go — and its share of the load moves to the next daub along. That's the bow you're looking at.
Screws hold
Re-screwing fixes the sheet back to every joist at close centres with plasterboard screws — a mechanical fixing heat can't creep. Heads patched, sanded flush, paint-ready. Caught early, it's a fraction of replacement.
What we do
Services & honest anchors
Every price below is the same maths the Sag Gauge uses. No inspection fee, no surprises on the invoice.
Free sag inspection
We measure the drop against a string line, check the fixings from the roof space, and give you a verdict in writing — monitor, re-screw, or replace.
FreeRe-screw & patch
$38/m², minimum 12 m² billed. Sheets re-fixed to every joist, screw heads patched and sanded flush. Most rooms done in a day.
from $456Full ceiling replacement
Dust-controlled strip-out, new 10 mm plasterboard, flushed joints, cornice re-run, paint-ready finish.
$92/m²Water-damage patch
Stained, swollen board cut back to sound sheet, patched, stain-sealed and flushed so the mark never ghosts through.
from $340Cornice repair
Cracked or dropped cornice re-fixed or replaced, profile-matched to the rest of the room.
from $220Same-week make-safe
Collapsed or actively dropping sections propped, cleared and sheeted fast — then a measured quote for the proper fix.
Quoted on the spotWord of mouth
What owners say
Demonstration reviews — on the live site these would be your Google reviews, pulled in automatically.
“The bedroom ceiling had dropped about 30 mm over Christmas. They re-screwed the whole room in a day, patched every head, and after paint you can't tell anything happened.”
“Honest is the word. Two other companies quoted a full replacement; Plumbline measured 12 mm, said re-screw, and charged a third of the other quotes.”
“Our living room came down through the school holidays. They made it safe the same afternoon and had new sheets flushed by Friday. Dust sheets everywhere — the carpet survived.”
Service area
Osborne Park base, all-metro reach
Same-week bookings across the Perth metro — north of the river same-day where we can. The suburbs below are a sample; if your ceiling sags, we'll get to it.
- Joondalup
- Wanneroo
- Scarborough
- Morley
- Midland
- Victoria Park
- Fremantle
- Canning Vale
- Armadale
- Rockingham
Straight answers
Questions we get every week
Why do Perth ceilings sag?
Sheets in most 60s–90s homes were glued to the joists with adhesive daubs, with a few clout nails just to hold them while the glue cured. Decades of 60 °C-plus roof-space summers embrittle the adhesive until daubs start letting go — the sheet drops away from the joists and you see a bow, usually mid-room first. It's a fixing failure, not a structural one, and it's very common here.
Is a sagging ceiling dangerous?
A slow, stable bow usually gives you time — that's why we monitor anything under 10 mm. But a bow that's visibly widening, or cracking and ticking sounds from above, means the sheet is actively letting go: keep everyone out of the room, close the door, and call. A dropping ceiling is heavy and gives little warning at the end.
Re-screw or replace — how do you decide?
The same rules as the gauge above. Under 10 mm with no cracking, we monitor it and re-inspect free in 12 months. From 10 to 40 mm the sheet is sound enough to pull back and re-fix — $38/m², minimum 12 m² billed. Past 40 mm, or any sheet that's cracked or drums when tapped, the board itself has failed and re-screwing would just hold up a broken sheet — that's a replacement at $92/m².
How messy is the work?
Re-screwing is drill dust and patch sanding — we sheet the floor and furniture and vacuum as we sand. Replacements are the messy one, which is why we run dust-controlled strip-outs: zipped plastic containment, floor protection, and a vacuum-assisted sand. You get the room back clean.
How long does it take?
Most single-room re-screws are done in a day, paint-ready. A full-room replacement is usually two to three days — strip and re-sheet day one, flushing coats over the next, then a final sand. Whole-house replacements are staged room by room so you're never fully out of the house.
Will insurance cover it?
Usually not for age-related sag — insurers treat failed adhesive as maintenance. Sudden collapse or storm and water damage often is covered. Either way we photograph the roof space, measure the sag, and write the kind of report assessors actually accept, so you can put your best case forward.
No charge, no obligation
Book a free sag inspection
Tell us what you're seeing. We measure the drop, photograph the fixings from the roof space, and hand you a written verdict — monitor, re-screw, or replace — with the price beside it.
Prefer to talk? (08) 9000 0289 — Mon–Fri 7am–5pm, Sat 8am–12pm.
Thanks — request received
On the live site we'd call you back within one business hour to lock in an inspection time — and if what you described sounds like it's moving, we'd be in touch a lot faster than that.
This is a demonstration build, so nothing was actually sent.