You’ve lived in your four-bedroom detached home for years, but now it’s time to downsize. There’s just one problem: those artex ceilings. Should you get them smoothed over before you put your house on the market? And could those textured ceilings actually be hiding a nasty secret that could cost you thousands? That’s the question a Daily Mail reader asked their property expert.

Artex – Stylish or Sinister?

Artex, a textured coating often found on ceilings, was all the rage in the 1970s and 1980s. But its popularity waned, and today many people find it dated. But the real issue with artex is that some of it contains asbestos, a hazardous material that can cause serious health problems.

Asbestos – The Hidden Danger

Asbestos was often added to artex for strength, and while its use was banned in 1999, any artex applied before this date could contain it. Disturbing asbestos can release dangerous fibres into the air, so it’s crucial to know if your artex contains it before you start any work.

What Should You Do?

The first step is to get your artex tested for asbestos. Chartered surveyor David Parish recommends using a licensed contractor, who will take samples and send them to a lab for analysis.

Expect to pay between £300 and £400 for a survey of a four-bedroom property, though a single sample test may be available for around half that price. If asbestos is found, you’ll need to factor in the cost of removal, which could range from £2,500 to £3,250 per room.

Can You Sell a House With Artex?

While it’s not illegal to sell a house with artex, even if it contains asbestos, potential buyers may be put off or try to negotiate a lower price if they have to deal with it themselves.

Estate agent Marc von Grundherr suggests adjusting your asking price to account for dated decor if money is tight. However, removing the artex could increase your chances of achieving your asking price and make your home more appealing to buyers.

What Are Your Options?

If your artex does contain asbestos, you have several options:

• Removal: This is the safest option, but also the most expensive. It involves safely removing the entire ceiling and disposing of it responsibly.
• Covering: You can cover the artex with a new ceiling, such as plasterboard, but this won’t address the underlying asbestos and could make future renovations more complicated.
• Encapsulation: This involves sealing the artex with a specialist paint to prevent fibres from being released. This is a cheaper option than removal, but it’s important to use a reputable contractor and ensure the coating remains undamaged.

Don’t Take Risks

Remember, working with asbestos is dangerous and should only be carried out by trained professionals. Always ask for proof of insurance and certifications before any work begins, and get a waste consignment note and an air test report once the work is complete.

While dealing with artex might seem like a headache, especially when you’re trying to sell your home, it’s essential to address the issue safely and responsibly. By taking the right steps, you can ensure a smooth and worry-free sale.