Asbestos Artex & Ceiling Removal in Surrey, London & South East
Artex was the ceiling finish of choice for UK builders from the 1960s through to the early 1990s. Most of it contains chrysotile asbestos. Undisturbed and in good condition, it presents a low risk. The moment you sand it, drill through it, or attempt to skim over it, you release fibres that cannot be seen and cannot be removed from the lungs once inhaled. We remove asbestos artex and asbestos ceiling tiles safely, legally, and with a full air clearance certificate on completion.
The Risk You Can't See
The problem with artex is that it hides in plain sight. Millions of UK homes have it on ceilings and upper walls, and most owners have no idea it contains asbestos. The textured finish — swirls, stipples, bark patterns, or the classic comb design — was applied by brush or spray and contains between 3% and 5% chrysotile by weight in the majority of samples tested before 1985.
What makes it particularly hazardous is the way people interact with it. A decorator who sands artex before repainting, a plumber who drills through a ceiling to run a pipe, a homeowner fitting recessed lighting — each of these activities releases fibres directly into the breathing zone. The HSE's workplace exposure limit for chrysotile is 1 f/cm³ (Control of Asbestos Regulations 2012, Regulation 8). Dry sanding artex can generate fibre concentrations several orders of magnitude above that limit within seconds.
Encapsulation — painting over artex with a specialist sealant — is a recognised management option for artex in good condition that will not be disturbed. But if you are renovating, replastering, or selling, removal is the only option that eliminates the hazard permanently and provides the documentation your buyer's solicitor will require.
Signs You Need to Act Now
- You are planning to replaster, skim, or redecorate ceilings in a pre-1990 property
- A decorator, plumber, or electrician has disturbed the ceiling surface
- The artex coating is cracking, flaking, or showing water damage
- You are selling a property and the buyer's survey has flagged artex
- Ceiling tiles are loose, damaged, or have been partially removed
- You are converting a loft or removing a ceiling as part of a renovation
Why Artex Contains Asbestos and What That Means for Your Home
Chrysotile asbestos was added to artex compounds because it improved workability, extended drying time, and gave the finished texture greater durability. The product was manufactured and sold under several brand names — Artex, Wondertex, Suretex, and Newtex among them — and was applied by plasterers across the UK from the late 1950s until the voluntary withdrawal of asbestos-containing artex compounds in 1984. Some stock remained in use until the early 1990s.
The key distinction is between bonded and friable asbestos. In artex, the chrysotile fibres are bonded within the compound. When the surface is intact and uncontaminated, the fibres are not released in significant quantities. The risk arises during disturbance. Sanding, chiselling, or high-pressure washing breaks the bond and liberates individual fibres — each one between 0.1 and 3.5 micrometres in diameter, far below the threshold of visibility.
Ceiling tiles present a different profile. Suspended ceiling tiles manufactured before 1985 frequently contain amosite (brown asbestos) rather than chrysotile. Amosite fibres are straighter and more penetrating than chrysotile, and the dose-response relationship for mesothelioma is steeper. Tiles that have been water-damaged, crushed, or partially removed are in a friable state and require licensed removal under the Control of Asbestos Regulations 2012.
The HSE's 2023 mesothelioma statistics record 2,544 deaths in Great Britain in 2021, with domestic exposure — including home renovation work — accounting for a growing proportion of cases in women, who were not historically employed in the industries most associated with occupational asbestos exposure.
Source: Health and Safety Executive (HSE), Mesothelioma in Great Britain, 2023
Artex Coatings
Most Common — Pre-1990 Ceilings
Textured compound applied by brush or spray to ceilings and upper walls. Contains 3–5% chrysotile in the majority of pre-1985 applications. Requires testing before any disturbance.
Suspended Ceiling Tiles
Commercial and Domestic — Pre-1985
Grid-suspended tiles frequently contain amosite or chrysotile. Water damage, tile replacement, or grid adjustment can release fibres. Often found in 1970s–1980s kitchens, offices, and commercial conversions.
Ceiling Board (AIB)
High-Risk — Licensed Work
Asbestos insulating board (AIB) was used as a ceiling lining in some properties, particularly in commercial buildings and pre-1980 domestic extensions. AIB is a licensable material and requires a full licensed contractor and four-stage clearance.
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Encapsulation or Full Removal — Which Is Right for You?
The decision depends on the condition of the artex, your renovation plans, and whether you are selling the property. Here is how to assess the options.
Encapsulation
A specialist sealant is applied over the artex to bind the surface and prevent fibre release. The artex remains in place. This is appropriate only when the surface is in good condition, will not be disturbed, and no renovation work is planned.
- Lower cost than full removal
- Suitable for stable, undamaged artex
- Does not require a licensed contractor for chrysotile in good condition
- Not suitable if renovation, replastering, or sale is planned
- Does not eliminate the hazard — only manages it
Full Removal
The artex or ceiling tile is physically removed under controlled conditions, the substrate is cleaned, and a four-stage air clearance test is carried out before the room is reoccupied. This is the only option that permanently eliminates the hazard.
- Permanent elimination of the asbestos hazard
- Full air clearance certificate on completion
- Documentation suitable for solicitors and building control
- Required before replastering, renovation, or sale
- Recommended for any property where disturbance is planned
How We Work
Testing & Survey
We take a bulk sample of the artex or ceiling tile and send it to a UKAS-accredited laboratory. Results are returned within 24–48 hours. If asbestos is confirmed, we provide a written removal quote.
Room Preparation
The room is cleared of furniture where possible. Polythene sheeting is used to seal doorways, vents, and any openings. Negative pressure is established using a negative pressure unit (NPU) with HEPA filtration.
Wetting & Removal
The artex or tile surface is thoroughly wetted with a fine mist sprayer before removal begins. Material is removed by hand scraper, keeping sheets as intact as possible to minimise fibre release.
Decontamination
All surfaces — walls, floor, and any remaining ceiling substrate — are HEPA-vacuumed and wiped down with damp cloths. Polythene sheeting is carefully folded inward and bagged as asbestos waste.
Air Clearance & Handback
An independent UKAS-accredited analyst carries out a four-stage air clearance test. Once the room passes, the clearance certificate is issued and the room is handed back for replastering or decoration.
When You Need to Act
A decorator or tradesperson has already sanded or drilled the ceiling
Act NowFibres have already been released into the room. The area should be vacated and a licensed contractor called immediately to assess contamination and carry out decontamination if required.
You are planning to replaster or skim the ceiling
This WeekSkimming over artex requires mechanical preparation of the surface, which releases fibres. Removal before the plasterer arrives is the only safe approach.
You are selling the property
This MonthBuyers' surveyors flag artex as a potential asbestos issue. Removal before listing removes the objection entirely and avoids price reductions at exchange.
The artex is intact and no work is planned
Plan AheadCommission a management survey to document the condition. This creates a baseline record and ensures you are informed before any future work is instructed.
The Most Expensive Mistake We See
The most common and costly mistake is asking a plasterer to skim over artex without testing it first. Skimming requires scoring or abrading the surface to create a mechanical key — a process that releases fibres directly into the room. We regularly receive calls from homeowners whose plasterer has stopped mid-job after discovering the artex contains asbestos, leaving the ceiling partially disturbed and the room contaminated. Testing before any work is instructed costs a fraction of the decontamination bill.
How We Remove Asbestos Artex
Artex removal is notifiable non-licensed work (NNLW) for chrysotile in good condition, and licensed work for AIB or friable materials. In both cases, our process is the same: the room is sealed with polythene sheeting and negative pressure maintained throughout. Operatives wear full PPE including P3 half-masks or powered air-purifying respirators. The artex is wetted thoroughly before removal to suppress fibre release, then removed by hand scraper or specialist tool. The substrate is HEPA-vacuumed and wiped down. A four-stage air clearance test is carried out by an independent analyst before the room is handed back. You receive the clearance certificate, the waste transfer note, and a completion letter on the same day.
HSE Licensed
We hold a current HSE licence for notifiable asbestos work, covering AIB ceiling removal and all licensable ceiling materials.
UKATA Certified
Every operative holds current UKATA asbestos awareness and licensed contractor training certificates.
Four-Stage Clearance
Independent air clearance testing carried out on completion. Certificate issued the same day, suitable for solicitors and building control.
Common Questions
How do I know if my artex contains asbestos?
The only way to confirm whether artex contains asbestos is laboratory analysis of a bulk sample. Artex applied before 1985 almost certainly contains chrysotile. Artex applied between 1985 and 1993 may or may not contain asbestos, depending on the product batch. We take samples and arrange laboratory analysis before any removal work begins.
Can a plasterer skim over artex without removing it?
Only if the artex has been tested and confirmed asbestos-free, or if a specialist sealant has been applied and the surface will not be mechanically abraded. Skimming over untested artex is a legal and health risk. If the artex contains asbestos, the mechanical preparation required for skimming will release fibres into the room.
Is artex removal licensable work?
It depends on the material and its condition. Chrysotile artex in good condition is notifiable non-licensed work (NNLW), which means the work must be notified to the enforcing authority but does not require an HSE licence. AIB ceiling linings and any friable or water-damaged material are licensable and require an HSE-licensed contractor. We hold a current HSE licence and can carry out both categories of work.
Do I need to move out during artex removal?
You do not need to vacate the property, but the room being worked on must be vacated and sealed. We recommend keeping children and pets away from the work area. The room is handed back after the four-stage air clearance test passes — typically the same day for a standard room.
What happens after the artex is removed?
The ceiling substrate is left clean and ready for replastering or direct decoration. We provide a four-stage air clearance certificate confirming the room is safe to reoccupy. Your plasterer can begin work immediately after clearance.
Can you remove artex from a listed building?
Yes. Listed building consent may be required for certain works, but the asbestos removal process itself is not affected by listed status. We work with listed building owners across Surrey and London and can advise on the consent process if required.
Further Reading
Asbestos in Artex & Textured Coatings
How to identify asbestos artex, what the risks are, and when removal is required.
Asbestos Removal Cost Guide
Typical price ranges for artex and ceiling tile removal across Surrey and London.
Encapsulation vs Removal
When encapsulation is appropriate and when full removal is the only safe option.
Do I Need an Asbestos Survey?
When a survey or test is required before renovation or sale.
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