Dealing with Plaster Walls

Rehabbing, Fix and Flip, Rental Properties
1

Hi all,

My first investment property has lathe and plaster walls. Not a problem, but I am concerned with the type of fasteners to allow on the walls.

For instance, I’ll have to replace several mini blinds, and I’m concerned with how to fasten them to the walls. I hate to use screws if they will lead to cracks.

Also, should I not allow my tenants to use nails to hang up pictures?

Also, how do I find wall studs through the lathe and plaster (i.e. to hang some cabinets)? Can I use a stud finder like I’d use with sheet rock?

Thanks,

-Slip

2

You might be able to use a standard stud finder, But a better choice would be one capable of detecting nails, the lathe just messes up the readings of regular stud finders.

For instance, I'll have to replace several mini blinds, and I'm concerned with how to fasten them to the walls. I hate to use screws if they will lead to cracks.

Also, should I not allow my tenants to use nails to hang up pictures?

What condition is the plaster in? take the handle of a screw driver and tap against the wall, if it sounds heavy you “might” be in good shape, however if it sounds hollow it could just crumble.

3

Well, I guess my question is:

Do those of you who rent out houses with plaster walls allow your renters to use nails/screws to hang pictures?

I’d hate to have a tenant take a hammer and nail to my wall and have to replace a ton of plaster!

Will plaster walls hold window blinds like drywall?

-Slip

4

“My first investment property has lathe and plaster walls. Not a problem, but I am concerned with the type of fasteners to allow on the walls. Also, should I not allow my tenants to use nails to hang up pictures?”

There are picture frame hooks designed specifically for plaster walls. They consist of one or more small nails (slightly larger than a straight pin) clustered on a hook. The number of small nails needed for a hook is dependant upon the weight rating of the hook. The hooks easily tap into plaster walls and can be removed with minimal (if any) damage. I get these hooks from my picture framer but have seen them in some old fashioned hardware stores. They will probably cost you $1-2 +/- max.

We provide a one or two of these hooks to tenants moving into units with plaster walls and suggest that they use this style of hook to minimize wall damage – which will help with their security deposit return when they move out.

Prepare yourself…your walls will end up with dings - and holes - people will hang stuff - but the potential for damage can be minimized.
Good luck!

5

Perfect! That’s exactly the information I was looking for!

I’ll go look for these hangars.

I’d gladly give my tenants a bunch of these hangars for free if it will help cut down on the repairs to the wall.

-Slip

6

Plaster walls are much better than dry wall, if you get alittle hole from a nail or screw it is very easy to patch with alittle dab of pre mixed plaster form the hardware store then level out with a small scrapper. no biggy really. I had a water problem in the bathroom the size of a square foot and crumbled it all out and patched it the same way. worked great, what is really hard is the cottage cheese ceilings when you have a crack, they are not easy too fix.

7

So from what I’m gathering, you’re not too concerned about allowing tenants to use nails to hang pictures/window blinds?

8

Window blinds should be hung with toggle bolts, but pictures not a problem at all, i would be more concerned with dry wall. Heavy mirrors also with toggle bolts. Plasterd walls are great and easy to repair. Dry wall they could put a fist through, think they would break their hand if they hit plaster.

9

Toggle bolts, eh?

I would thing they’d be tough to use with the lathe behind the plaster. Of course, if there is lathe behind the plaster, why not just screw right into the lathe?