artex ceiling replacement cost

riteshpatel

Hi the house which I am buying has
-> Artex ceiling in lounge, dining room and main bedroom. approx. 500 sqfeet area
-> Surveyor says most probably it will have asbestos
-> house was made in 1960

Question: What will be the approx. cost if we replace the whole ceiling in this area only.

Online browsing on this topic has confused me so please help.

scholesfan88

It's easier to cover than it is to remove

happy_to_be_here

It’s safe to leave in situ. We bought knowing we had a similar amount of artex and the survey said the same regarding asbestos. We got an asbestos surveyor round to take samples, cost about £60 for them all and our 1969 house that hasn’t seen any redecorating since the eighties anyway came back clear

Mutton_Geoff

riteshpatel wrote: »

Hi the house which I am buying has
-> Artex ceiling in lounge, dining room and main bedroom. approx. 500 sqfeet area
-> Surveyor says most probably it will have asbestos
-> house was made in 1960

Question: What will be the approx. cost if we replace the whole ceiling in this area only.

Online browsing on this topic has confused me so please help.

I'd second covering it up (overboarding). For the area you suggest, that's 16 sheets of plasterboard, 20 allowing for wastage. To tack, tape and skim will take a plasterer and mate 2-3 days max. You'll need an electrician to come in and make safe and pull through the ceiling light cables then return to put the ceiling plates back on afterwards.


Materials - £200 (plasterboard and plaster)

Plasterer & Mate - £500~750 (depends how busy they are/where you live)
Electrican - £200 (two visits)



So, budget around £1,000-£1,150.


I don't recommend taking the old ceiling down, it's a messy job.

roddydogs

How do they get the boards flat with raised artex?

theartfullodger

Skim it then paint.

Many - MANY - probably 100,000s of 1960s-ish houses have been done like that. Most owners don't know.

Safer that way than removing.

AdrianC

roddydogs wrote: »

How do they get the boards flat with raised artex?

The finished ceiling height will come down a bit - maybe 25mm or so at most. The boards sit below the artex.

babyblade41

Most older houses have artex ceilings... they don't bother me one bit although we will be over boarding one room as it is pretty badly done !!!

My late Mum died of Mesothilioma (asbestos cancer) and having these ceilings in my property doesn't bother me one bit

JuzaMum

All the ceilings in my house were artex and all but one were skimmed. One was overboarded as we wanted acoustic boarding. I didn't/don't worry about what's in the artex as I'm not going to grind it up and snort it.

riteshpatel

theartfullodger wrote: »

Skim it then paint.

Many - MANY - probably 100,000s of 1960s-ish houses have been done like that. Most owners don't know.

Safer that way than removing.

My only worry is since I will be changing electrical in the ceiling (down flood bulbs) rather than on central bulb, it will require some cutting and drilling (I guess) int he ceiling. Could that pose health risk? Ofcourse work will not carried out by me but builders. But, could the left over dust if not cleaned properly before my family moves can cause problem?
Am I worrying too much?

riteshpatel

Mutton_Geoff wrote: »

I'd second covering it up (overboarding). For the area you suggest, that's 16 sheets of plasterboard, 20 allowing for wastage. To tack, tape and skim will take a plasterer and mate 2-3 days max. You'll need an electrician to come in and make safe and pull through the ceiling light cables then return to put the ceiling plates back on afterwards.


Materials - £200 (plasterboard and plaster)

Plasterer & Mate - £500~750 (depends how busy they are/where you live)
Electrican - £200 (two visits)



So, budget around £1,000-£1,150.


I don't recommend taking the old ceiling down, it's a messy job.

Thanks for detailed reply. I needed something like this only.
However, can you tell me what will be the cost if I replace ceiling on the ground floor. I atleast need the quotation or approx. cost.
I am asking here because I brought two builders. One last moment did not turn up. Second does not seem to be reliable but he will give quote after 2 days.