Artex Removal Cost Estimator — Ceiling & Wall Area Calculator

Artex and similar textured coatings can contain chrysotile (white asbestos). Manufacturers discontinued asbestos in textured coatings around 1984, but pre-ban stock was still applied into the late 1990s and asbestos was only fully banned in the UK in 1999 — so presume any Artex applied before about 2000 may contain asbestos and have it tested before disturbing it. A single sample test costs roughly £25-45 with a DIY kit (or about £30-60 if a surveyor takes the sample); a full asbestos survey of a property typically costs £200-750 depending on survey type and property size. Never sand, scrape, or drill into suspected asbestos-containing Artex.

The cheapest method is to skim over the Artex with a 3-5mm coat of multi-finish plaster. This costs around £15-25 per m² for labour and materials combined. The Artex is coated with PVA first, then skimmed smooth. This avoids any dust or disturbance of the textured coating. Most plasterers in the UK prefer this method. Use our Skim Coat Calculator to work out how many bags of multi-finish you need.

Costs vary significantly by method: skimming over costs £15-25/m², steam and scrape costs £20-35/m², chemical removal costs £25-40/m², and professional asbestos removal costs £35-60+/m². A typical ceiling (12-15 m²) costs £180-750+ depending on the method chosen. Labour rates vary by region.

Professional removal of asbestos-containing Artex costs £35-60+ per m² — the highest-cost method because it includes containment, removal, air testing and hazardous-waste disposal. Budget for asbestos testing first: a single sample costs roughly £25-45 with a DIY kit (about £30-60 if a surveyor takes it), and a full asbestos survey typically costs £200-750 depending on survey type and property size. Textured-coating removal is non-licensed work under HSE rules, but larger jobs are Notifiable Non-Licensed Work under the Control of Asbestos Regulations 2012 and must be carried out by trained, competent operatives. These figures are indicative — labour rates vary by region, so get several quotes.

If the Artex is confirmed asbestos-free (by testing), you can remove it yourself by steaming and scraping, using chemical Artex remover (like X-Tex or Artex Easistrip), or skimming over it. If asbestos is present, the rules are different from the common myth: removing asbestos textured coatings is NON-licensed work under HSE rules — it does NOT legally require an HSE-licensed contractor (licensing applies to sprayed coatings, lagging and asbestos insulating board, not textured coatings). Larger-scale removal with steam or gel is classed as Notifiable Non-Licensed Work (NNLW) under the Control of Asbestos Regulations 2012 and must be notified to the enforcing authority and carried out by trained, competent operatives. DIY removal of a small amount in your own home is not in itself illegal, but HSE strongly discourages it; if you do it you must follow HSE 'asbestos essentials' precautions and dispose of the waste as hazardous waste. Disturbing asbestos without proper precautions can lead to prosecution under the Health and Safety at Work Act 1974 and CAR 2012, so a trained contractor is strongly recommended.

Skimming over a ceiling takes an experienced plasterer 3-5 hours for a standard room. Steam and scrape takes 1-2 days for a ceiling as it is labour-intensive. Chemical removal takes 1-2 days including dwell time. Professional asbestos removal may take 2-3 days including set-up, removal, air testing, and clean-up.

Yes. Test a sample, or book a survey, before you contact contractors: the result decides which price band and which type of contractor you need. Once Artex is confirmed asbestos-free, a general plasterer can quote for skim-over, steam-and-scrape or chemical removal. If it tests positive, you need a specialist quote for professional, HSE-compliant removal instead. See our asbestos survey cost guide for management-survey and refurbishment-survey prices. While you wait for results, do not sand, dry-scrape or drill into the coating.

This calculator gives a quick tailored total from the rates above. For a fully sourced, method by method breakdown with typical whole-ceiling totals and what HSE requires, see our Artex removal cost guide. Guide prices there run £15-30/m² to skim over, £16-50/m² for full removal once Artex is tested asbestos-free, and £35-100/m² for asbestos-positive removal, though a single-room Notifiable Non-Licensed Work job is often quoted flat at £400-1,200 rather than per m².

Skimming over is usually both the cheapest option and the safest choice when Artex is untested or confirmed asbestos-free and in sound condition, because it does not disturb the coating at all. It is even a recognised low-disturbance option, sometimes called encapsulation, for confirmed asbestos-positive Artex, though that should be planned and, for anything beyond a small patch, carried out by a trained contractor. Full removal makes sense when you want the texture permanently gone, for example before selling, or when the coating is damaged, loose or flaking and cannot be safely skimmed over. If your Artex is asbestos-positive and in poor condition, use our asbestos removal calculator to scope the wider job, and get advice from a specialist before choosing a route.