Lime-ash floor?

[Pollyzanna]

We looked round a property recently with a view to renovating it.
In one room downstairs the plaster from the ceiling has come away and there are what look to be twigs/reeds which are now hanging down. Can't see anything much above them without pulling them out which we haven't done. If you look under the floorboards in the room above it, it looks "normal" ie wooden joists and no sign of any twigs or reeds etc. The cottage is believed to be at least 100 years old - no other pertinent information that we know of.
Could this be a case of lime-ash flooring? If so, it is fairly damp damaged (from badly made "lean-to porch" adjoining the room) and we haven't come across this before so wondered if anyone could offer any advice please?!
If it is lime-ash, would we need to restore it - and how? (would we want to remove it?/keep it?)
if it isn't, what else could it be?!
Many thanks

PS This also seems to be the case in the "barn" which is integrated into the house and also not "properly" ceilinged.

 

[Penners]

You'll probably find that you'll get much more informed answers if you post a few pictures. I suggest you take at least one looking up into the cavity above the falling ceiling, and one looking down underneath the floorboards above.

 

[philpjuk100]

Hi we have a lime ash floor in our attic,I think "agony uncle" has done on bit on them,I think that they use a by product of lime kilns combined with gypsum or coal ash layed on a bed of reeds or lath.When our house was surveyed it stated that the lime ash was as good as a few inches of cosywrap as an insulator!phil.

 

[inwood]

This is a reed ceiling. It's essentially the same principle as lath and plaster but using reeds as a background. In my (limited) experience reed ceilings don't appear to be as hardwearing as lath and plaster and the tendency is for the plaster to pull away from the reeds (since there isn't as much for the plaster to hold onto - although this depends on how the reeds have been tacked to the joists).

A gentle push against sections of the ceiling will give you an indication of the state it's in. Also use a light shone obliquely across the ceiling - this will show up any old repairs. I found the majority of large ceiling I repaired a few years ago had had sections of plasterboard stuffed in and gypsum repaired. In hindsight there was so much it would have been easier to replace the whole lot. Fortunately I had a ready supply of reed from the remains of the thatched roof in the attic!

Be careful when you repair - you should only cut around damaged sections - don't pull the loose edges. This will only increase the delamination.

Hope this helps....

 

[Pollyzanna]

Thanks all.
As I mentioned, it is a property we are hoping to purchase so may not have to deal with it if ours doesn't sell and we can't/don't get this one but thanks all for your comments and advice etc!
Polly