Artex removal in London typically costs £8 to £15 per square metre, putting a typical ceiling of around 20 square metres at roughly £2,000. Before any of that pricing matters, though, there's a legal and safety step that has to come first: if the artex was applied before 1999 or 2000, it must be tested for asbestos before any removal work begins, because it cannot be assumed safe. This guide covers realistic 2026 cost bands, the asbestos testing requirement in plain terms, and the three ways artex ceilings are actually dealt with in practice.
Artex removal cost in London
Artex removal, in the sense of dealing with a textured ceiling so it can be redecorated with a smooth modern finish, typically costs £8 to £15 per square metre in London. For a typical bedroom or reception room ceiling of around 20 square metres, that puts a full ceiling in the region of £2,000, though the actual figure depends on the ceiling's condition, the method used, and how much making good and redecoration is included.
This per-square-metre range assumes the artex has either tested clear of asbestos or was applied after the window, from the mid-1980s to the early 2000s, when asbestos-containing artex products were phased out and eventually banned. Where testing confirms asbestos is present, the pricing and the process both change, and that's covered in detail below, since it isn't a job a general building contractor should be pricing or carrying out.
Artex removal cost guide (London, 2026)
Item
Typical range
Notes
Artex skim-over (plaster skim coat applied over tested-safe artex)
£8–£15/sqm
Typical ceiling (~20 sqm), skim-over
~£2,000
Based on the per-sqm rate above; excludes asbestos testing or specialist removal
Typical London market range for guidance only, not a fixed Lian Construction quote. Applies to artex confirmed safe by testing. Pricing for confirmed asbestos-containing artex depends on the licensed specialist contractor and area affected.
The asbestos testing requirement: read this before booking anything
Artex applied in the UK before 1999, when the use of white asbestos (chrysotile) in most products was banned, and in some cases into the early 2000s, may contain asbestos, and there is no reliable way to tell just by looking at it. Some artex never contained asbestos, some did, and the only way to know for a specific ceiling is to have a sample professionally tested by a UKAS-accredited asbestos testing laboratory before any scraping, sanding, drilling or removal work takes place.
This isn't overcautious advice, it's a genuine health and safety requirement under UK law. The Health and Safety Executive treats any disturbance of unidentified textured coating on a pre-2000 ceiling as a potential asbestos risk, because dry sanding or scraping artex is exactly the kind of work that can release asbestos fibres into the air if the material does contain it. If your property was built, or last had its ceilings redecorated, before 2000 and you don't have documentation confirming the artex is asbestos-free, get it tested before agreeing any removal work.
The three ways artex ceilings are dealt with
1. Skimming over with a plaster skim coat
Once artex has tested clear of asbestos, or is confirmed to be a post-2000 asbestos-free product, the most common and usually the most cost-effective approach is to plaster-skim directly over the top of it, rather than removing it at all. A bonding coat is applied to help the new plaster key to the textured surface, followed by a finishing skim coat, giving a smooth modern ceiling without disturbing the original artex underneath. This is quicker, less disruptive and less expensive than physically stripping the artex off, and is the approach we'd recommend for the great majority of tested-safe artex ceilings.
2. Wet scraping or steaming off
Wet scraping, softening the artex with water or a specialist stripping solution and steaming, then scraping it back to the bare ceiling, is used where the artex genuinely needs to be removed rather than skimmed over, for example where the texture is very heavy, the ceiling has other damage that needs addressing first, or the client wants the original ceiling surface exposed rather than a new skim added on top. Wetting the artex before scraping keeps dust down, which matters even on tested asbestos-free artex, since dry scraping any textured coating creates unnecessary dust regardless of its content.
3. Specialist removal where asbestos is confirmed present
Where testing confirms the artex does contain asbestos, removal must be carried out by a licensed asbestos removal contractor working to HSE-regulated procedures, which typically include sealing off the room, controlled wetting, careful removal, double-bagging the waste as hazardous material, and air clearance testing once the work is complete. This is not general building work, and a general contractor, including Lian Construction, is not licensed to remove confirmed asbestos-containing material. Where a test comes back positive, the practical options are to leave the artex undisturbed and skim over it, since asbestos-containing artex that is intact and undisturbed is not generally considered a significant risk, or to bring in a licensed specialist for full removal before any further work proceeds.
What to expect on the day
For a standard skim-over job, expect the room to be cleared or the furniture centred and covered, dust sheets fitted to the floor and any fixed furniture, and the ceiling given a light key or bonding coat before the plasterer applies the skim coat in one or two passes. A typical ceiling takes one to two days to skim and requires a further period to dry fully before painting, usually a few days depending on ventilation and the time of year.
Light fittings, smoke alarms and any ceiling roses need to come down and go back up around the work, and it's worth flagging any features you want retained, such as original coving, before work starts, since a skim coat needs to be carefully cut in around anything that isn't being covered.
Redecoration after artex removal
A freshly skimmed or re-plastered ceiling needs to be mist-coated, a diluted first coat of emulsion, before a full coat of ceiling paint is applied, since new plaster is porous and will absorb a standard paint coat unevenly if it's applied directly. Our painting and decorating London team can carry out the mist coat and final decoration as part of the same project, so the ceiling goes from artex to a finished, painted surface in one coordinated job rather than a separate call-out once the plaster has cured.
Where artex removal is happening alongside other ceiling repair work, for example a ceiling that also needs a section of plasterboard replaced, our plasterboard repair London team can assess both jobs together, since board repair and artex skimming use compatible materials and are often more efficient to schedule as one visit.
Questions
Frequently asked questions
How much does it cost to remove artex from a ceiling in London?
Artex removal typically costs £8 to £15 per square metre, putting a typical 20 sqm ceiling at roughly £2,000. This assumes the artex has tested clear of asbestos, since confirmed asbestos-containing artex needs a licensed specialist and is priced separately.
Does my artex ceiling contain asbestos?
There's no way to tell just by looking at it. Artex applied before 1999, and in some cases into the early 2000s, may contain asbestos, and needs to be professionally tested by a UKAS-accredited laboratory before any scraping, sanding or removal work takes place.
Who tests artex for asbestos?
A UKAS-accredited asbestos testing laboratory tests a small sample taken from the ceiling. This should be arranged before any removal work is booked, and is a legal health and safety requirement, not an optional precaution, for pre-2000 artex.
Can Lian Construction remove asbestos-containing artex?
No. We are not a licensed asbestos removal contractor, and confirmed asbestos-containing material must be removed by a licensed specialist working to HSE-regulated procedures. Where testing confirms asbestos is present, we can coordinate with a licensed contractor, or skim over the artex where it's intact and left undisturbed.
Is it safe to leave asbestos-containing artex in place?
Intact, undisturbed asbestos-containing artex is not generally considered a significant risk, which is why skimming over it, rather than disturbing it through scraping or sanding, is often the practical and safe approach once testing has confirmed its presence.
What's the difference between skimming over artex and removing it?
Skimming over applies a new plaster skim coat directly on top of the existing artex, which is quicker, less disruptive and usually less expensive. Removal, by wet scraping or steaming, strips the artex back to the bare ceiling and is used where the texture is very heavy or the client wants the original surface exposed.
How long does artex removal or skimming take?
A typical ceiling takes one to two days to skim, plus a further few days of drying time before painting, depending on ventilation and the time of year.
Get a free, no-obligation quote from Lian Construction
Send the site address, photos if available, and a short description of the work. Lian Construction surveys London properties in Kingston upon Thames and across all boroughs, then provides a clear written quote before any work starts.