Is Plaster and Lath a Fire Hazard
We are considering buying an old townhouse, which contains contains plaster and lath walls throughout. Is this a fire hazard if it is in good condition? If so, are there options for reducing the risk other than replacing the walls? We plan to upgrade the electrical system but is there anything else we should consider?
We are considering buying an old townhouse, which contains contains plaster and lath walls throughout. Is this a fire hazard if it is in good condition? If so, are there options for reducing the risk other than replacing the walls? We plan to upgrade the electrical system but is there anything else we should consider?
I just had the pleasure to see an old mansion on Staten Island where they actually rebuilt the wood lathe and plaster key walls. So if people are willing to go through the trouble of rebuilding (very labor intensive) these original walls be thankful you have yours. They are the best for many reasons and you should preserve them.
In order to put in new electric you can cut channels into the existing walls. A good electrician should be able to do this with minimal damage. I am a second generation plasterer and would be happy to answer any questions you might have.
Good Luck!
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Also recommend reading “Restoring an Old House” by George Nash to educate yourself about various processes. Most informed book I have read on the topic.
Also you should educate yourself about how to choose tradespeople, inspect their work, and pay them, so you are not taken advantage of. Basically, check out their licenses and references, and don’t pay them in advance. Check the work before you pay them.
The electrical upgrade won’t cut through the decorative plasterwork, only the walls. I know, I just did this.
By the way, highly recommend WCK Electric in Bed Stuy. They are fast, reliable, professional, and well priced. Charged $15,000 for a whole house upgrade (three floors plus cellar). They charge an extra $2,000 to cover up the holes in the walls as they go. This is not necessary if you are also skim coating every wall and ceiling, but very necessary if you are not.
if you’ve got a real gem and all the original plaster details are intact, your electrical upgrade could start to cost you in detail plasterwork. You might need to find someone to do that egg and dart stuff.
Depending on its condition and age, consider replacing the plumbing (the pipes, not the sinks/toilets/tubs) when/if you do the electrical since you’ll be making holes in the walls. Plaster walls are not a problem, in fact are superior to drywall in most ways, including appearance. As mentioned above, replacing electrical and plumbing does NOT need to be a “gut” job–the walls remain with holes cut to snake in the new plumbing and electrical.
Plaster is a wonderful material. Mold cannot grow in it. It deadens sound. It looks beautiful.
If your old house needs an electrical upgrade or a plumbing upgrade, just go ahead and do that, then plaster up the holes. You do not need to “gut” the house. You do not need to replace the walls. The walls are fine. If you have cracks or peeling, then you can skim coat before priming and painting. This should be done after you close up the walls but before you refinish the floors. As someone said above, lead paint does not pose any risk as long as it is not peeling and it is covered over with non-lead paint.
I would also avoid making changes to the layout that require taking down walls or moving walls, trim, and doors. However, if you do — to enlarge a bathroom, say — it is possible to replicate small amounts of trim and floors so the new addition blends in. Just FYI, many of the old layouts make spaces appear bigger and doors can be opened and closed to regulate temperature and privacy.
Also, if you do take down the plaster. Be care what and where you replace it. Some walls and ceilings are fire rated if this is a multi-family. If so, that would require a permit. The problem with taking down the plaster is that you are going to lose the beautiful detail unless you can afford to replicate it back. Maybe you are thinking of removing it because it is in such bad condition and falling down? If not, leave it and fix as necessary. Skimcoating will give you a nice smooth finish.
If it is the old cloth wire, upgrade.
If the question is serious, please consider getting yourself an education on the mechanics of houses, or you may wind up spending thousands on unnecessary reno.
-You’ll hear about the massive dangers of lead paint, which can be a legal nightmare if you follow the book, but is actually not much of a hazard if not peeling. Paint over the surface makes it safe unless you lick the walls.
-Asbestos as above. Abatement is expensive. But small amounts as in pipe coverings can be safely removed (but not legally disposed, thus posing a problem)
-Electrical is expensive; make sure you need to upgrade.