Portland Metro · Oregon
Drywall Ceiling Replacement in Portland, OR
Full and partial ceiling replacement — old board out, new drywall in.
When a ceiling is beyond patching — sagging, water-damaged across multiple bays, cracked in a dozen places, or still on 1950s lath — replacing it produces a better outcome than a hundred small repairs. We remove old material, prep the framing, and install a new drywall ceiling that reads flat under raking light.
What drywall ceiling replacement really involves
Ceiling replacement is what we recommend when the underlying substrate is the problem: 3/8" board sagging on 24" centers, old plaster and lath separating from joists, extensive water damage, or a ceiling that's been patched so many times it never lays flat anymore. Instead of chasing repairs, we remove the entire plane, deal with the framing, and hang new 1/2" or 5/8" gypsum with proper fastener pattern and adhesive.
The prep matters. We shim joists into plane, add strapping where deflection is a problem, verify insulation depth (a great time to top it off), and coordinate any electrical, HVAC or ceiling fan re-locations before the new board goes up. Once the ceiling is hung we tape with paper tape, three-coat mud to a Level 4, and finish with knockdown, orange peel, smooth or hand texture — your choice.
Most homeowners take the opportunity to switch from popcorn or heavy texture to a smooth or light knockdown ceiling during replacement. It's a natural moment to change the look of the room without a full remodel.
What we cover under drywall ceiling replacement
Full-room ceiling replacement
Complete demo and rebuild of a single-room ceiling — living, kitchen, primary, garage.
Whole-home ceiling replacement
Multi-room or full-floor ceiling replacement, sequenced to keep the home livable.
Plaster and lath removal
Old-plaster ceiling stripped to joists, disposed of, framing prepped for drywall.
Sagging ceiling replacement
3/8" board sagging on wide joist spacing removed and replaced with 1/2" or 5/8".
Water-damaged ceiling replacement
Full plane replaced after extensive leaks — framing verified dry first.
Popcorn ceiling replacement
Removed and rebuilt smooth or light-texture (often cheaper than scraping when ceilings are damaged).
Garage ceiling replacement
5/8" Type X code-compliant board with proper fire-rated detailing at the house wall.
Our process
The same repeatable process on every drywall ceiling replacement job — no surprises, no hand-offs.
- 01
Scope walk
Ceiling condition, insulation, electrical and access reviewed on site — written scope with itemized pricing.
- 02
Protection
Floors fully covered, furniture removed or masked, doorways zipped, HVAC returns filtered.
- 03
Demo
Old drywall or plaster and lath removed to joists, debris bagged and hauled.
- 04
Framing prep
Joists shimmed into plane, strapping added where deflection needs correction.
- 05
Insulation top-off
R-value checked and boosted while the ceiling is open (optional add-on).
- 06
Rock, tape, mud
New drywall hung with adhesive and screws, taped with paper, three-coat mud to Level 4.
- 07
Texture
Smooth, knockdown, orange peel or hand texture — your choice, matched on scrap first.
- 08
Prime and paint
Primer plus two coats ceiling paint corner-to-corner for a uniform, flat read.
Why choose Aesthetic Construction
Portland-metro homes built before 1970 often still have plaster and lath ceilings. 1970s–80s ranches and split-levels frequently have 3/8" drywall over 24" joist spacing that has sagged into visible waves. We replace both weekly across Beaverton, Tigard, Milwaukie, SE Portland and Vancouver-area suburbs.
- 1/2" or 5/8" board — never 3/8" on 24" spacing.
- Adhesive plus screws on every field fastener for a lifetime install.
- Insulation top-off available while the ceiling is open.
- Type X 5/8" fire-rated board in garages, per code.
- One crew from demo through finish paint.
- Licensed, bonded, insured — Oregon CCB #252320.
What you get
- New ceiling reads flat under raking light and LED downlights.
- Chance to remove popcorn and change ceiling texture.
- Insulation upgraded while everything is open.
- One coordinated project — no callbacks stacking up.
Frequently asked questions
Should I replace or repair my ceiling?
If damage covers more than about 25% of the plane, if the underlying board is 3/8" and sagging, or if the ceiling has been patched multiple times, replacement usually costs less over five years than continuous repairs.
Can we go smooth instead of matching the old texture?
Yes. Replacement is the natural moment to switch to a smooth Level 5 ceiling or a lighter knockdown.
Do you handle the popcorn removal disposal?
Yes. Where popcorn is pre-1980 we can test for asbestos first; if positive we refer to a licensed abatement contractor and pick up the replacement scope after.
How long does ceiling replacement take?
A single-room replacement is typically 5–8 working days from demo through final paint. Whole-home replacements run 3–6 weeks depending on square footage.
Can we live in the house during replacement?
Room-by-room replacement is usually livable. Whole-home replacement is more comfortable if you can be out for the demo and mud phases.
Do you replace garage ceilings to code?
Yes — 5/8" Type X drywall with proper fire-rated detailing at the wall between garage and living space.
Can you add insulation while the ceiling is open?
Yes — top-off blown-in insulation or full re-insulation is a common add-on.
How much does drywall ceiling replacement cost in Portland?
Single-room replacements typically run $2,400–$5,500. Whole-home replacement varies widely by square footage and texture; free itemized estimates.
Related services
Ceiling Drywall Repair
Sagging, cracked, popped or stained ceilings — repaired, retextured, repainted.
View detailsPopcorn Ceiling Removal
Popcorn scraped, ceilings skim-coated smooth or re-textured, then repainted.
View detailsDrywall Remodeling
Kitchen, bath, basement and whole-home remodels — old-to-new drywall that blends invisibly.
View detailsNew Construction Drywall
Full-house rock, tape, texture and paint for single-family, ADU and small multi-family.
View detailsRequest a free drywall ceiling replacement estimate
Written, itemized and no obligation. Reply times average under 24 hours on weekdays.
Oregon CCB #252320. Fully insured on every project. Certificates on request.
Available across the Portland metro
Drywall Ceiling Replacement is available in every city we serve.