We have artex ceilings - should we get them smoothed over and would it add value to our home?

We've been calling this house home for many years now and are thinking of relocating to a smaller place.

Considering the countless school expenses we've incurred over the years, the house could do with a bit of a revamp.

We're residing in a four-bedroom detached house with artex ceilings throughout and, to be honest, we're a bit puzzled about what, exactly, artex is meant to be.

As we're contemplating selling the property, we're wondering whether it's worth having all the artex ceilings skimmed. Would this enhance the value of our house?

If we get the artex ceiling smoothed over, what would be the estimated cost and are there any potential risks associated with it?

Should we consider the presence of asbestos? And if we choose not to deal with it, will this impact the selling price of our property?

In relation to ceilings and walls, artex is a textured finish created using combs to produce wavy patterns, fan shapes or other designs. It was commonly used in the 1970s and 1980s.

Until approximately the mid-1980s, asbestos, which is now regarded as a hazard to one's health, was frequently utilised to fortify Artex. The employment of asbestos was outlawed in 1999.

Artex's popularity has dwindled, and it is frequently regarded as being from a bygone era. Typically, potential buyers seek ceilings and walls with a refined and even surface.

When looking to declutter by downscaling, it's worth considering removing the artex from your home. However, a crucial point to clarify at the very beginning is whether or not asbestos is present in the artex.

We'll seek the advice of a chartered surveyor, an artex specialist and an estate agent to determine the best course of action and explore the potential impact on the value of your property.

If you leave your artex ceilings untouched, they will become a focal point for surveyors and estate agents at a later stage.

In certain situations, artex ceilings or walls may contain asbestos. It would be beneficial to engage a licensed contractor to test the artex within your property prior to listing, in order to ascertain whether asbestos is present.

If asbestos is detected, you should consider dismantling the artex before marketing the property.

Removing any asbestos would require the services of a professional and proper disposal arrangements must be made. This would be followed by the replacement of the ceilings, a process that would likely be costly.

Having the ceilings checked for asbestos will prove to be a cost-effective decision and will undoubtedly benefit you in the long run.

In my experience, artex ceilings in residential properties are often found to be asbestos-free.

If you decide to put the property on the market without having the artex tested or the ceilings replaced, this may result in a reduction in the sale price. Buyers will discover how much it would cost to sort out the issue.

I frequently encounter homeowners looking to sell their properties who become anxious due to the possibility of asbestos emerging as a concern raised by potential new owners.

This often results in conditional offers to reimburse costs or the sale collapsing.

We must treat the artex as if it contains asbestos until we have conclusive proof that it does not.

Having an asbestos survey done on a four-bedroom house would typically cost you between £300 to £400, based on where you're located.

You may prefer a straightforward asbestos sample test, priced at half the cost of a comprehensive survey.

If your artex ceiling does not contain asbestos, then, in my opinion, renovating it is unlikely to increase the value of the property once the expenses have been taken into account.

If the artex contains a hint of chrysotile asbestos, it is acceptable to leave it be and inform the new occupiers; alternatively, it can be completely removed.

Asbestos is not dangerous as long as it is left undisturbed.

Many individuals query: 'Can we simply cover up the artex, regardless of its asbestos content?' The response is affirmative, yes, this is achievable.

You're merely covering up the problems by doing things this way. The asbestos will still be a hazard for anyone repairing the ceiling, despite the covering.

Regarding the durability of artex ceilings when skimmed, I've noticed that some may start to develop cracks, which ultimately reveals the artex finish once more, putting the homeowner back in the same position as before.

I would suggest conducting an asbestos survey to determine if asbestos is present in the property.

If your test comes back as inconclusive, it's probably for the best to leave it alone and hang onto the test results for the new owner.

If a test result from a sample of the artex ceiling is positive, it may be advisable to completely remove the plasterboard.

Once this has been completed, it will then require re-boarding and skim-coating to be carried out by a plasterer. The associated expenses could range from £2,500 to £3,250 for the removal of the ceilings and a similar figure for the installation of new ceilings.

Even though adding it may not significantly boost the value of your property, it may also lead to a greater likelihood of selling it at the price you are asking for it.

A modern ceiling with sleek lighting fixtures will make a fine impression when someone enters the room.

When arranging for asbestos removal, it's important to review the contractor's qualifications and insurance prior to commencement of the work.

The removal of asbestos is heavily regulated and should only be performed by fully qualified asbestos trained professionals.

After the removal is finished, you will receive a waste disposal note and a compliance air test report, if you choose to have the air test done.

If you choose to take down the textured ceiling in your house, you have three primary alternatives.

You can choose to take down the ceiling coverings, which may include the existing artex finish, install a dropped ceiling below the artex, or resurface the artex with a new skim or plaster finish.

If the ceiling comes away in one piece, the risk of encountering asbestos is extremely low.

It is only once the artex ceiling has been damaged that it can be a potential hazard.

The typical method of removing artex is often to employ a steam generator and subsequently scrape or sand it off, but this approach can be incredibly perilous if asbestos is involved.

Hiring a plasterer to skim over the artex is a safer option to consider, but it's only a viable choice if the artex is in good condition to begin with. Even then, it may still deteriorate with time.

Having Artex on your walls won't inherently decrease your property's worth, but the presence of asbestos within it certainly will.

Having ascertained this information, you may desire to take action prior to your home being listed for sale.

If budget is a concern, it's sensible to consider reducing your asking price slightly to account for the outdated decor rather than covering the considerable upfront expense of removing artex.

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