Artex and Popcorn Ceiling Removal: Options, Safety and Costs

Popcorn ceiling, Artex or textured — what is the difference?

Searches for popcorn ceiling removal usually come from American advice, where "popcorn" or "cottage cheese" ceiling describes a lumpy sprayed texture. In the UK the same idea is usually called Artex — after the best-known brand — or a stippled, swirled or textured ceiling.

These coatings were hugely popular from the 1960s to the 1980s and are still found throughout Sutton and South West London, especially in houses that were modernised during those decades. They hide cracks well, but they date a room, collect dust and make painting and lighting harder.

Safety first: textured coatings and asbestos

Artex and similar textured coatings applied before the year 2000 can contain asbestos. Left intact and undisturbed, they are generally regarded as low risk. The danger comes from releasing fibres by sanding, scraping, drilling or breaking the coating up.

If you do not know when a ceiling was applied, or what it is, have a sample tested by an accredited laboratory before any work. Testing is inexpensive compared with the cost of getting it wrong.

• Do not sand, dry-scrape, steam or drill an old textured ceiling
• Do not try DIY removal with chemical strippers or scrapers on untested coatings
• If in doubt, get a sample tested by an accredited lab first
• If testing confirms asbestos, removal must be handled by a licensed specialist where required

What SJF Plastering does — and does not do

SJF Plastering skims over sound textured ceilings: the coating is prepared without sanding or scraping, bonded, and skimmed to a flat, modern finish. We also overboard ceilings where that is the better answer.

We do not remove asbestos-containing material. If testing shows asbestos, the options are skimming or overboarding where appropriate, which leave the coating sealed in place, or using a licensed specialist for removal before we plaster the new ceiling.

Option 1: skim over the texture

For a sound, firmly bonded coating, skimming over is usually the best value and least disruptive route. As a rough guide, skimming over sound Artex costs about £300–£500 per room.

• Pros: least mess, no disturbance of the coating, typically done in a day
• Pros: cheapest way to get a flat ceiling
• Cons: not suitable if the texture is loose, flaking or very heavy
• Cons: the coating remains in place, sealed under the plaster

Option 2: overboard and skim

New plasterboard is screwed through the existing ceiling into the joists, then skimmed. It suits heavy textures, cracked or uneven ceilings and coatings that are not firmly bonded.

• Pros: a completely new, flat surface without taking the ceiling down
• Pros: avoids breaking up the old coating
• Cons: costs more than skimming and lowers the ceiling slightly
• Cons: drilling through the coating needs care if it may contain asbestos — test first

Option 3: strip and re-board

Removing the ceiling entirely and fitting new board and skim gives a fresh start and the chance to inspect joists and wiring. As a rough guide, removal and replacement with board and skim costs about £500–£700 per room — plus specialist removal costs if the coating contains asbestos.

• Pros: new ceiling with nothing left above it
• Pros: a chance to correct a sagging or failed ceiling
• Cons: the most mess, waste and disruption
• Cons: asbestos-containing coatings require a licensed specialist, adding cost and time

Can you skim over a popcorn ceiling?

Yes, in most cases. If the texture is sound and well bonded, high points are carefully knocked back without sanding, a bonding coat is applied and finish plaster is trowelled flat. Very heavy or loose textures are better overboarded.

If you are in Sutton or nearby and want an honest view of which option suits your ceiling, send a few clear photographs by WhatsApp. We will tell you whether a skim will work before suggesting anything bigger.

Frequently asked questions