How to Deal With Artex Ceilings: Paint Over, Skim, or Remove?

Artex — the textured ceiling finish applied predominantly between the 1960s and 1990s — is present in a huge number of homes across North London, even in Victorian and Edwardian houses where it was applied over original plaster during mid-century refurbishments. For homeowners wanting to modernise or restore their ceilings, dealing with Artex is a decision that requires proper information. Here is what you need to know.

The Asbestos Question

The first and most important thing to understand about Artex applied before 1984 is that it may contain a small proportion of chrysotile (white) asbestos — used as a reinforcing additive in the original formulation. After 1984, asbestos was no longer used in Artex products.

If your Artex was applied before 1984, do not sand, scrape, or grind it without first having it tested by a licensed asbestos surveyor. The risk from low-disturbance activities (painting over it) is generally considered very low, but mechanical disturbance that creates dust can release fibres. A licensed asbestos survey is relatively inexpensive — usually £150–£300 — and provides certainty before you proceed.

Option 1: Painting Over Artex

The simplest and least expensive option is to apply a new coat of emulsion to the existing Artex. This is entirely appropriate in most cases and does not disturb the texture at all. The considerations are:

• The existing texture is preserved — which many homeowners want to disguise or eliminate
• Any cracks, loose areas, or staining in the Artex must be addressed before painting
• A quality matt or flat emulsion works best on textured ceilings — sheen finishes are unflattering on texture
• Two coats are typically needed for full coverage on heavily textured surfaces

Hampstead Painting Company paints over Artex regularly. The result is a clean, freshly decorated ceiling that is perfectly acceptable for most purposes.

Option 2: Skimming Over Artex

If you want a smooth ceiling, the most practical solution is plastering over the Artex rather than removing it. An experienced plasterer can apply a thin skim of finish plaster over an Artex ceiling, producing a smooth, flat finish. This:

• Avoids the need to remove the Artex (and any associated asbestos risk)
• Produces a smooth, paintable surface that looks identical to a modern plasterboard ceiling
• Typically costs £300–£600 for a standard room, depending on size
• Requires a plastering specialist — this is not a painting job

Option 3: Removing Artex

Full removal is the most expensive and disruptive option and is generally only recommended where the Artex is in very poor condition, or where the ceiling beneath has its own issues that need addressing. For pre-1984 Artex, asbestos removal must be carried out by a licensed contractor. Post-1984 Artex can be removed using steam or chemical strippers, though it is messy and labour-intensive work.

Our Recommendation

For most North London homeowners, skimming over Artex gives the best result at a reasonable cost. Where a smooth ceiling is not a priority, painting over is perfectly fine. Full removal is rarely the right choice unless the ceiling has structural issues. Hampstead Painting Company can advise on the right approach for your specific ceiling and coordinate with a plasterer if skimming is required. Request a free assessment and quote.