Drywall and partitions
Suspended ceilings for offices, shops and homes
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A suspended ceiling hangs below the structure on a metal frame, leaving a void for ducts, cables, pipes and lights. In offices, shops, clinics and schools it is usually a grid with lay-in tiles that lift out for access. In homes and higher-spec commercial spaces it is more often a plasterboard ceiling on a metal frame, with access hatches where needed. Either way, the ceiling is part of how the space handles fire, sound and maintenance, and on commercial jobs it is often dictated by a landlord's fit-out rules. This page covers what to specify and check. Your request goes to exactly one ceiling contractor in your area.
- Exactly one business. Your request is handed out once. After that, no other business sees it.
- You know who will be in touch. Before the business receives your contact details, we send you its name, address and phone number.
- Withdraw at any time. You can withdraw your consent at any time – using the link in our email.
Grid and tile or plasterboard on a frame
Exposed grid systems with lay-in tiles are fast to install, cheap to alter and give access everywhere, which suits offices where lighting, data and air conditioning change over time. Tiles vary widely: some are mainly decorative, others are designed for sound absorption, humidity, hygiene or fire performance. The tile choice should match the room, not just the price.
Plasterboard on a metal frame gives a smooth, unbroken finish and is used in homes, hotels and reception areas. It hides services completely, so access panels have to be planned wherever a valve, damper, junction box or fan needs to be reached later. A plasterboard ceiling can also be used to lower a high ceiling in a period house, or to level a sagging one, without taking the old ceiling down.
Fire: compartments, barriers and stopping
In many commercial buildings the ceiling void runs over the top of partitions. If walls below are fire-separating, the fire separation must continue above the ceiling to the structure, or cavity barriers must close the void, so that smoke and fire cannot travel over the top. Each cable, duct and pipe that passes through a fire-separating element needs proper fire stopping. Some ceiling systems are themselves tested to protect the structure above; if the design relies on that, the exact tested system must be installed.
For non-domestic premises, the responsible person under the fire safety rules, typically the employer, owner, landlord or occupier, must carry out a fire risk assessment and keep it up to date. A new ceiling or partition layout can change it, so the responsible person should be involved, and building work must comply with Building Regulations.
- the ceiling system and tile or board, with the manufacturer's reference
- fire performance required and how it has been tested
- cavity barriers and fire stopping above partitions
- access panels and their positions
- light fittings, grilles and sensors, and who cuts them in
- ceiling height, levels and any bulkheads
- working hours, protection of the existing fit-out and waste removal
Asbestos in older ceilings
The Health and Safety Executive lists ceiling tiles, partition walls and bulkheads above ceilings among the places where asbestos insulating board can be found, and notes that it can be hard to tell from non-asbestos board. In non-domestic premises, the duty holder has a legal duty to manage asbestos, and before refurbishment work disturbs the fabric, the areas affected need to be surveyed. Ask the contractor what survey information they need and do not let old tiles or boards be removed until the asbestos position is known.
Working in leased and occupied premises
Landlords usually require approval of the design and of the contractor before work starts, and often ask for insurance certificates, risk assessments and method statements, a named supervisor and working hours that do not disturb other tenants. Some require specific ceiling systems so that the building stays consistent. Check the lease and the landlord's fit-out guide before you commission drawings.
If you are a business client, the Construction (Design and Management) Regulations 2015 place client duties on you: making suitable arrangements for managing the project, allowing time and providing information such as asbestos surveys. For domestic clients, those duties normally pass to the contractor.
Source: legislation.gov.uk
In homes
At home, a suspended plasterboard ceiling is usually chosen to hide pipework or downlights, to level an uneven ceiling or to add acoustic insulation between floors. Downlights cut through the ceiling, so between floors they can weaken sound and fire performance unless fire-rated fittings or covers are used. Bathroom ceilings are within reach of steam, so the board and any fan duct must suit the room.
How the job reaches one contractor
Give us the floor area, the kind of premises, the ceiling type you have in mind and any landlord requirements, and confirm your phone number and email. Ceiling contractors near you see the request without your details, and one contractor can buy it. After that it is no longer offered. We email you the contractor's name, address and phone number before your details are released. There is no charge for this, no guarantee that a contractor takes it, and it is withdrawn after 21 days if unsold. Offrano verifies that buyers are registered businesses and does not assess their work.
Frequently asked questions
Does a suspended ceiling need Building Regulations approval?
It can, particularly in commercial premises where fire separation, escape routes or the fire strategy are affected. Replacing like-for-like tiles usually does not. Ask the contractor or Building Control where the ceiling is part of a wider fit-out.
Can a suspended ceiling go below an old ceiling that may contain asbestos?
Fixing the new frame still means drilling into or near the old ceiling, which can disturb it. The asbestos position should be known first, from a survey in non-domestic premises or a test at home.
Which tiles are best for sound?
Tiles made for sound absorption reduce echo in a room. Reducing sound between rooms needs the partitions and the void above them to be treated as well. Ask for the tested performance of the tile and system.
Who is responsible for fire safety in an office fit-out?
The responsible person for the premises, such as the employer, landlord or occupier, must keep the fire risk assessment up to date. The contractor must build in line with Building Regulations and the fire strategy.
How many contractors will receive my details?
Only one: the contractor that buys the request. We email you who it is before it receives your details.
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