Artex & Textured Coating Removal
Safe removal of asbestos-containing Artex and textured coatings from ceilings and walls across the North East.
Artex and Textured Coatings
Many textured coatings were applied historically; some may contain asbestos depending on age and product. The correct approach depends on the material and the works planned.
When to Call
- Before sanding/scraping
- Before ceiling work or lighting changes
- Before refurbishment
Common Next Steps
- Survey/testing guidance
- Controlled removal where required
- Clear documentation
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Artex & Asbestos Textured Coating Removal
Artex and similar textured coatings applied to ceilings and walls before 1985 often contain chrysotile (white asbestos). Tyne Asbestos Removal Ltd provides safe removal of asbestos-containing textured coatings from domestic and commercial properties across Newcastle, Gateshead, Sunderland, Durham, Northumberland, and throughout the North East.
What is Artex & When Does It Contain Asbestos?
Artex is a brand name for textured coating applied to ceilings and walls to create decorative finishes—swirls, stipples, and patterns were popular from the 1960s-1990s. Artex manufactured before 1985 typically contains 1-3% chrysotile asbestos added to improve workability and binding. The asbestos ban in 1985 led to reformulation, so Artex applied after this date should be asbestos-free, though testing is recommended to confirm. Other textured coating brands (Wondertex, Supatex, Newtex) also used asbestos. Textured coatings are found on ceilings in living rooms, bedrooms, hallways, and kitchens, and occasionally on feature walls. The coating itself is relatively low-risk when intact and painted, but becomes hazardous during sanding, scraping, drilling, or removal—activities that release asbestos fibers into the breathing zone. Many homeowners discover asbestos Artex when planning to modernize rooms with smooth plaster finishes or when installing new lighting fixtures requiring ceiling penetration.
Testing Textured Coatings for Asbestos
Before disturbing any textured coating in a pre-1985 property, testing is strongly recommended. We collect small samples (typically thumbnail-sized) from inconspicuous areas using wet methods to suppress fiber release. Samples are sent to UKAS-accredited laboratories for polarized light microscopy (PLM) analysis, which identifies asbestos presence and type within 3-5 working days (same-day rush testing available). Testing costs £30-60 per sample but provides definitive confirmation, allowing accurate cost estimates for removal if asbestos is detected. For whole-house projects, we recommend testing one sample per ceiling—if positive, assume all ceilings from the same era contain asbestos to avoid repeated sampling costs. Testing prevents the significant risks of DIY sanding or scraping asbestos-containing Artex, which exposes you and family members to dangerous fiber levels. Insurance companies increasingly require asbestos testing documentation for property renovations, and mortgage lenders may request confirmation before approving home improvement loans on older properties.
Safe Artex Removal Methods
We offer several approaches to asbestos Artex removal depending on substrate type, coating thickness, and client preferences. Wet scraping involves saturating the Artex with water or PVA solution to soften it, then carefully scraping using hand tools while maintaining wet conditions throughout. This minimizes dust and fiber release. The method works best on plasterboard and concrete substrates. For thick or stubborn coatings on solid substrates, we may use controlled steam stripping. Encapsulation involves overboarding the ceiling with new plasterboard, sealing the asbestos Artex permanently behind a new layer—this is faster and cheaper than removal but reduces ceiling height slightly (typically 12-15mm). Complete ceiling removal strips out the entire ceiling including Artex and substrate, particularly suitable when plasterboard is damaged or when rewiring/insulation work is needed anyway. All methods are conducted in sealed rooms with HEPA filtration, negative air pressure where appropriate, and full decontamination before handback. We work room-by-room to minimize disruption, allowing you to continue living in other areas of your home during works.
Artex on Different Substrates
The substrate beneath Artex significantly affects removal complexity and cost. Plasterboard ceilings (most common in properties from 1960s onwards) allow relatively straightforward wet scraping, though care must be taken not to damage the paper face of the board. Damaged boards may need replacement. Concrete ceilings (common in flats and 1950s-1970s houses) present a more robust substrate—Artex can be aggressively scraped without substrate damage, though removal is more labor-intensive. Lath and plaster ceilings (older properties pre-1950s) are fragile and often in poor condition; we typically recommend complete ceiling removal rather than risking damage to the delicate plaster during scraping. Woodchip wallpaper over Artex adds complexity—both layers may contain asbestos and require testing. Some ceilings have multiple layers of textured coating applied at different times, requiring systematic removal layer by layer. We assess substrate type during site visits and recommend the safest, most cost-effective removal method for your specific ceiling construction.
Domestic Artex Removal Projects
Typical domestic Artex removal involves one or more ceiling rooms in preparation for refurbishment or modernization. Single room removal (e.g., living room ceiling) takes 1-2 days including removal, decontamination, and waste disposal. Whole-house projects (3-4 bedroom house) typically take 3-5 days working room-by-room. We seal each room during work, allowing you to occupy other areas. After Artex removal, ceilings are left clean and ready for plastering—we can coordinate with plasterers to schedule skim coating immediately after our works, minimizing project duration. Costs vary based on ceiling area, coating thickness, substrate type, and access difficulty, but typical room ceilings cost £400-800 for removal. This is significantly cheaper than the health costs of DIY removal releasing dangerous fibers. We also handle Artex on walls (feature walls, dados) and in commercial properties including offices, schools, and retail units. Customer satisfaction is high—clients appreciate avoiding the dust, mess, and health risks of DIY approaches while achieving smooth, modern ceilings ready for decoration.
Alternative: Encapsulation & Overboarding
When Artex is in good condition and you want a smooth ceiling without removal, encapsulation by overboarding is an effective alternative. We install new plasterboard directly over the existing Artex ceiling, sealing the asbestos permanently. Benefits include: faster completion (typically 1 day per room), less mess compared to wet scraping, no asbestos waste disposal costs, and immediate readiness for skim plastering. Drawbacks include: slight ceiling height reduction (12-15mm typically), increased ceiling weight requiring assessment for older joists, and concealment rather than elimination of asbestos (which remains for future owners to manage). Overboarding is particularly suitable for rental properties where landlords want cost-effective compliance, large commercial projects where time is critical, and properties with good ceiling height to spare. The work doesn't require asbestos licensing (as we're not disturbing the Artex), though we still follow strict procedures including sealing rooms, using appropriate fixings, and providing documentation. Many clients choose overboarding for bedrooms and hallways (where height loss isn't critical) while opting for removal in living rooms and kitchens (where ceiling height matters more).
Health Risks & DIY Dangers
DIY Artex removal is one of the most common sources of domestic asbestos exposure. Understanding the risks helps explain why professional removal is essential.
Why DIY Artex Removal is Dangerous
Many homeowners attempt DIY Artex removal using online tutorials, unaware of the severe health risks. Dry sanding asbestos Artex releases massive fiber concentrations—testing shows DIY sanding can produce 10-100 times the legal workplace Control Limit. These fibers are invisible, odorless, and remain airborne for hours, settling throughout the home on furniture, carpets, and soft furnishings. Family members, including children, are exposed through inhalation and ingestion. Asbestos fibers lodge in lung tissue, causing mesothelioma (aggressive cancer with no cure, median survival 12-18 months), lung cancer (20-30 year latency), and asbestosis (progressive lung scarring causing breathlessness and disability). There is no safe level of asbestos exposure—even brief DIY work poses lifelong risks. Standard DIY dust masks offer inadequate protection—asbestos requires minimum FFP3-rated respirators that are properly fit-tested, which disposable masks cannot achieve. Contaminated clothes, tools, and vacuum cleaners spread fibers to family members and other rooms. The financial cost of professional removal (£400-800 per room) pales against the human cost of asbestos disease decades later.
Common DIY Mistakes & Exposures
Typical DIY Artex removal mistakes include: using power sanders or grinders (massively increases fiber release compared to hand tools), working dry without water suppression, inadequate room sealing allowing fiber spread throughout the house, using domestic vacuum cleaners (which exhaust fibers back into the air—only HEPA-filtered vacuums are safe), disposing of waste in household bins or skips (illegal fly-tipping), failure to decontaminate (contaminated clothes washed in family laundry machine spread fibers), and inadequate respiratory protection. We regularly encounter properties where DIY Artex work has contaminated the entire house—remediation costs far exceed initial professional removal quotes. Children's bedrooms adjacent to DIY work areas show elevated fiber levels when tested. Some DIY enthusiasts use chemical strippers believing they're safer than sanding, but these still require scraping that releases fibers and the chemicals create additional health hazards. Online tutorials showing "safe" DIY removal seriously underestimate the risks, often filmed by people who'll develop disease 20-40 years later. Professional removal costs are one-time expenses; asbestos disease treatment costs (and human suffering) are lifelong.
Legal Responsibilities for Homeowners
While homeowners aren't subject to the same licensing requirements as contractors, they still have legal responsibilities. Under the Hazardous Waste Regulations 2005, asbestos waste must be disposed at licensed facilities—fly-tipping carries unlimited fines and up to 5 years imprisonment. Homeowners must transport asbestos waste safely (double-wrapped, secured in vehicle boot, direct to licensed facility without stopping). Local authorities prosecute householders for illegal disposal, particularly when neighbors report asbestos work. If employing contractors for other works (electricians, plasterers) while asbestos Artex is present, homeowners must inform them so they can work safely—failure to disclose known asbestos can trigger Health & Safety at Work Act prosecutions. When selling properties, while asbestos disclosure isn't legally mandated, hiding known asbestos can result in civil claims from buyers for misrepresentation. Building Control approval for renovation projects may require asbestos surveys—attempting DIY removal to avoid professional costs often delays projects when Building Control demands proof of safe removal. Using licensed contractors provides legal protection through documentation (waste consignment notes, clearance certificates, contractor licenses) proving compliant removal.
Insurance & Property Value Implications
Asbestos presence and removal affects property insurance and value. Buildings insurance may be invalidated if DIY asbestos work causes contamination requiring professional remediation—insurers routinely reject claims for asbestos damage caused by policyholder actions. Home buyers increasingly request asbestos surveys before purchase—properties with undisclosed Artex may face price reductions or buyers withdrawing. Estate agents report that disclosed asbestos (with professional removal quotes or management plans) sells better than undisclosed asbestos discovered during surveys—transparency builds buyer confidence. Mortgage lenders sometimes require asbestos removal before approving loans on older properties, particularly for buy-to-let purchases where they assess landlord compliance. Professional removal documentation adds value by providing future owners with evidence of safe removal, eliminating ongoing management obligations. Properties where DIY Artex removal has occurred without documentation face buyer suspicion about potential contamination and illegal waste disposal, complicating sales. The £400-1500 spent on professional removal is recovered through easier sales, better prices, and avoiding buyer objections, making it a worthwhile investment before selling.
Protecting Your Family During Removal
Professional Artex removal protects your family through strict containment measures. We seal the work room using polyethylene sheeting taped to walls, floors, and doorways, creating an enclosed work area isolated from occupied spaces. Negative air pressure units with HEPA filtration extract air from the work zone, preventing fiber escape to adjacent rooms. Family members remain in other areas of the property during works—children and vulnerable individuals should ideally be out of the property entirely on work days as an extra precaution. We use wet methods throughout—constant misting suppresses airborne fibers during scraping. At the end of each day, the work area is HEPA vacuumed and damp-wiped, and the enclosure is inspected to ensure integrity overnight. Our operatives decontaminate before exiting through three-stage procedures (coverall removal, boot cleaning, hand/face washing), preventing fiber transfer to clean areas. After removal, we conduct final HEPA vacuuming and provide clearance certification confirming the room is safe for reoccupation. This protection is impossible to achieve in DIY scenarios—protecting your family's health is the primary reason to use professionals.
Post-Removal Plastering & Decoration
After asbestos Artex removal, ceilings require re-finishing. For wet-scraped ceilings where the substrate remains intact, plasterers apply a thin skim coat (2-3mm) of finishing plaster, creating a smooth modern ceiling ready for painting within 24-48 hours once dried. Costs typically add £150-250 per room depending on size. For ceilings where we've removed the entire plasterboard layer (due to substrate damage or as preferred method), new plasterboard must be installed before skim coating—this adds £200-400 per room to overall costs but provides a completely new ceiling. We coordinate with trusted local plasterers, scheduling their attendance immediately after our removal works to minimize project duration. Some clients choose to install suspended ceilings or decorative ceiling tiles instead of plastering, particularly in rental properties or commercial spaces. Painting should wait until plaster is fully dried (typically 2-3 weeks) to avoid moisture problems. LED downlights can be installed during plastering, providing opportunity to modernize lighting while upgrading ceilings. The result—smooth, modern ceilings free from asbestos and outdated textured finishes—significantly improves property aesthetics and value.