Artex ceilings and the possibility of asbestos

Russinating

Russinating

Russinating

Soldato
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Bristol
We're going through the process of buying a Victorian terraced property with artex ceilings throughout. The kitchen and bathroom are a later extension (unsure of date, but at least 30 years ago) and these also have artex.

We already knew they may contain asbestos and the Home Buyer's Report noted this too.

What would you do about it? The ceilings look terrible and with the aim being to rent the property out then leaving them isn't really an option. I also don't like the idea of having a roof leak and two damaged ceilings in future years and then having to move all furniture and people out whilst a massive removal and clean-up operation begins.

We've had a quote for testing the artex from a registered lab at £75+VAT.

If it does contain it then I've seen mixed messages regarding its removal. Some say don't touch it, get the experts in, etc, but then others say there's a lot of confusion over how dangerous it is and actually white abestos, with levels of 1-3% in a plaster finish, presents very little danger as long as precautions are taken, such as wearing a max, ventilated area, dust sheets etc.

Alternatively we could just board and/or plaster over it but then the 'leak event' would still be present and I'm generally not keen on an out of sight, out of mind approach to it.

What would you do?
 
My last place and current place has artex ceiling. However the current place has been skimmed with a new layer of plaster on the ceiling.
 
I would board and skim it is cheap quick and effective which is exactly what you should be looking for in a rental situation. If a leek situation does occur in the future then it will most likely be an insurance job so it's their problem what to do about it.

With regards to the asbestos risk it is over stated for artex and generally you would be fine to remove it but as it is a rental property I would be taking no risks if you DIY removal when you know there is asbestos you leave yourself open to legal proceedings in the future.
 
You can buy extra long platerboard fixing screews which you just drive straight through, any dust created by the screw going through the artex will be above the new ceiling board safely sealed out of the way.

Only time you might need to go through the artex is to find your first joist but you maybe able to see those from above and measure off a wall.
 
Ugh just seeing the word 'asbestos' brings back nightmares of last year...

We bought our first house last year and not only the ceilings but all the walls in the living rooms (double, opened space) and kitchen were asbestos, at least according to the chaps who tested it for us. We didn't have time to get a second opinion because our tenancy was running out and we needed to move in very quickly, so we had to swallow the astronomically huge bill and be done with it. Painful in the extreme but it was just very bad luck/timing. On balance I do actually think they weren't pulling a fast one on us, because I originally asked them only to do a test and told them we'd be using another company to actually remove it, so they had little incentive to lie at the time... but who knows. We'll never know of course.

For walls 100% have it removed. For ceilings... it's a different matter. Skimming will do the job but if you ever need/want to change spotlights etc. or put in a new hanging lamp or similar, or do any kind of structural work down the line, then you'll have issues. Also if the ceiling was damaged one day, say from a leak from upstairs bathroom, and collapsed... that's very bad news. We had a leaking bath in an old rented flat which we had no idea about until one day the floor and ceiling beneath it collapsed into the neighbour's own bathroom causing massive damage. Can only imagine if that'd been asbestos...
 
Yeah watched a few videos on the skim technique but the scraping off peaks bit looks like a right back ache (literally). Fortunately ours is swirls, and relatively shallow. I also have zero plastering experience but I'm definitely going to give it a go for the walls anyway.
 
If you've ever tried boarding over lath and plaster you will know its a bit of a nightmare. Trying to find the joists is hit or miss as they are not always standard 400 centres. If the ceiling is sound just skim it don't bother scraping any off.
 
Don't skim it, you're not allowed to deliberately hide azzy. If you board over it you must indicate that there is potentially azz hidden, the easiest way to do that is to re-artex the ceiling. Texture coatings that can't be accurately dated must be tested before removal or penetration.

Be prepared for a big bill to remove it under controlled conditions. You absolutely can't disturb ACM's yourself, the HSE will hammer you if they catch wind of it.
 
bradUK said:
Be prepared for a big bill to remove it under controlled conditions. You absolutely can't disturb ACM's yourself, the HSE will hammer you if they catch wind of it.
Click to expand...

Really? According to the HSE website, everything I've read there and their flowchart the job isn't licensed and doesn't require notification.
 
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