Artex ceilings are one of the most common asbestos concerns among Kent homeowners, and understandably so. The material was applied across the county in vast quantities from the 1960s through to the 1990s, and the question of whether it is safe to leave, safe to plaster over, or needs to be removed is one we are asked constantly.
This guide sets out what you need to know before making any decision about an Artex or textured coating ceiling in a pre-2000 property.
Does Artex Contain Asbestos?
Artex asbestos content is not straightforward. The product formulation changed significantly across its decades of manufacture. Products made in the 1960s and 1970s regularly contained chrysotile, a form of white asbestos. Formulations from the mid-1980s onwards were increasingly moving away from asbestos content, and later products are generally clear.
The problem is that visual inspection alone cannot tell you which era a particular ceiling belongs to, and appearance gives you no reliable indication either. A ceiling that looks like a late product may not be. A ceiling that looks heavily textured and aged may test negative.
The only way to know with certainty is a laboratory sample. One discreet sample per distinct ceiling or wall area, sent to a UKAS-accredited laboratory, returns a written result within a few working days.
What Happens If the Test Is Positive?
A positive result does not automatically mean the ceiling needs to come down immediately. The right course of action depends on the condition of the material and what you plan to do with the room.
Option 1: Asbestos Encapsulation
Where the textured coating is in sound condition, firmly bonded to the surface and not at risk of disturbance in normal use, asbestos encapsulation is a recognised and legitimate management approach under the Control of Asbestos Regulations 2012.
Encapsulation means sealing the coating so that fibres cannot be released. In the context of a textured ceiling, this typically takes the form of a plasterboard over-board or a direct skim coat applied by a plasterer after the coating has been properly sealed.
The critical requirement is documentation. An encapsulated ceiling that has no record of what is beneath it creates a problem for every tradesperson, future buyer and solicitor who encounters it afterwards. The encapsulation must be recorded, the material must be labelled in the property records, and anyone who subsequently opens that ceiling needs to know what they are working with.
Option 2: Asbestos Textured Coating Removal
Where the material is deteriorating, where the renovation requires the ceiling surface to be taken back, or where you simply want a definitive resolution, asbestos textured coating removal is the clean answer.
Removal must be carried out as a controlled wet process by trained operatives with the room sealed. Dry sanding, scraping and steaming are not acceptable methods for a positive coating. All three disturb the fibre structure and release fibres directly into the living environment.
The room is sealed, the coating is softened and lifted using wet methods, all residue and protective sheeting is bagged and removed as asbestos waste, and the surface is left clean and ready for your plasterer to skim.
What You Must Not Do
If your ceiling tests positive, or if you have not yet tested and are unsure, there are four things that must not happen:
Do not dry sand it. Sanding a positive textured coating is among the most dangerous exposures that can occur in a domestic setting. It produces very high fibre concentrations directly in the living space.
Do not steam it. Steam removal is equally damaging to the fibre structure and equally dangerous in an uncontrolled setting.
Do not let a builder scrape it off. General builders are not trained asbestos operatives and cannot legally carry out this work on a positive coating.
Do not plaster over it without documenting it. Plastering over an unrecorded asbestos coating is not encapsulation. It is concealment, and it becomes your legal problem at the point of sale.
Can You Plaster Over Artex Without Testing?
Not safely or responsibly on a pre-2000 ceiling. The plasterer preparing the surface, even light abrading before a skim coat, is the point of risk. If the coating contains asbestos, surface preparation releases fibres. A plasterer who skims over a textured ceiling without it having been tested and documented is working blind.
The responsible sequence is: test first, receive the written result, then decide whether to encapsulate or remove, and document whichever route you take.
How Much Does Artex Removal Cost?
Asbestos removal cost for a textured coating varies with the extent of the area involved, the condition of the material and whether a sample needs to be taken first. A standard domestic ceiling is typically completed in a single day, leaving a clean surface ready for your plasterer to follow on the same week.
Rather than name a figure that has no bearing on your specific ceiling, we would always recommend getting in touch with a photograph of the ceiling and your postcode. We can give you a same-day indication from photographs, with the confirmed fixed price following the free survey visit.
The sampling fee is credited against the removal price if the result is positive and you proceed with us.
Testing, Removal and Encapsulation Across Kent
We carry out textured coating testing and asbestos textured coating removal across Kent, from Victorian and Edwardian terraces in Canterbury and Folkestone to interwar housing across Maidstone and Tonbridge, and post-war estate stock throughout the county.
If you have an Artex ceiling you are unsure about, the fastest route to a clear answer is a photograph and your postcode.
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Frequently Asked Questions
My house was built in 1978. Does that mean the Artex definitely contains asbestos?
Not definitely, but it means it must be treated as suspect until tested. Products from that era regularly contained chrysotile. A laboratory sample is the only way to confirm it either way.
I have already had the ceiling skimmed over. Is that a problem?
If the coating was tested first and the result documented, and the encapsulation was recorded in the property file, then no. If it was skimmed over without testing or documentation, you have an undocumented asbestos material in the property fabric. That becomes relevant at the point of any future renovation or sale.
The ceiling has been disturbed by someone drilling into it. What should we do?
Stop all work in the room, keep the door closed and do not sweep or vacuum. Get in touch with us immediately. We will advise the same day, arrange air testing where the situation warrants it and set out a clear written plan for addressing it.
Is encapsulation cheaper than removal?
Generally yes, and significantly so for large ceiling areas. Both prices are quoted side by side in our written quotation so you can make the comparison on real figures. For encapsulation to be a valid option the coating must be in sound condition. We will not seal a ceiling that should be removed.
How long do laboratory results take?
Typically a few working days from the point of sampling. Priority turnaround is available when a contractor start date or an exchange deadline is pressing. Every result comes with a plain-English explanation alongside the formal certificate.
