We now have artex ceilings – ought to we get them smoothed over and wouldn’t it add worth to our dwelling?

We have lived in our home for many years and are contemplating downsizing.

With all the varsity charges we have needed to deal with over time, the home has been a tad uncared for.

We reside in a four-bedroom indifferent home and have artex ceilings all through – and we’re undecided what the purpose of artex is.

As we’re contemplating promoting the home, ought to we get all of the artex smoothed over? Will it add worth to our home?

If we get the artex smoothed over, how a lot wouldn’t it value and are there any dangers concerned? 

Does asbestos need to be thought of? And if we do not get it eliminated, would this have an effect on the value our dwelling might fetch?

Jane Denton replies: Within the context of ceilings and partitions, artex is a textured coating developed utilizing combs to type swirls, fan shapes or different patterns. It was standard within the Nineteen Seventies and Eighties. 

Up till across the mid-Eighties, asbestos, which is now recognized to be a well being threat, was typically used to strengthen artex. Using asbestos was banned in 1999. 

Artex has fallen out of vogue and is usually thought of dated. Most potential consumers can be on the lookout for ceilings and partitions with a clean end. 

As you want to downsize, it is wise to think about eradicating the artex in your own home. Nevertheless, a key concern so that you can confirm on the outset is whether or not or not asbestos is current. 

Let’s flip to a chartered surveyor, an artex skilled and an property agent to work out the very best plan of action and description the potential implications on the value you might get in your property. 

David Parish, a chartered surveyor at Gates, Parish & Co, Upminster, stated: In the event you do nothing concerning the artex ceilings now, they are going to draw the eye of surveyors and property brokers later down the road. 

In sure circumstances, artex ceilings or partitions can include asbestos. Earlier than itemizing the home, it will be a good suggestion to get the artex in your property examined by a licenced contractor to find out whether or not or not asbestos is current. 

If asbestos is current, it is best to think about eradicating the artex earlier than itemizing the property. 

Any asbestos would must be eliminated by an expert and disposed of in a protected method. The ceilings would then must be changed, which could possibly be fairly costly. 

It won’t value some huge cash to get the ceilings examined for asbestos and would serve you properly afterward.    

In my expertise, artex ceilings present in properties typically do not include asbestos. 

In the event you selected to record the property with out getting the artex examined or the ceilings changed, it might result in a value discount. Potential consumers will discover out what it should value to resolve the problem. 

Adam Calver, a director at Shadow Environmental Companies in Hertfordshire, stated: I come throughout many owners who want to promote their houses and the potential new proprietor raises a crimson flag concerning potential asbestos. 

This typically results in counter gives to cowl prices or the sale breaking down. 

Artex skilled Adam Calver 

We now have to imagine the artex comprises asbestos, till confirmed that it doesn’t. 

To have an asbestos survey carried out on a four-bedroom property will value you within the area of £300 to £400, relying in your location. 

You possibly can even go for a easy asbestos pattern check for half of the survey value.

In case your artex doesn’t include asbestos, then smoothing the ceiling over wouldn’t, for my part, add worth to the property as soon as you’re taking the prices into consideration.

If the artex does have a hint of chrysotile asbestos, you may depart it in place and make the brand new proprietor conscious, or take away it totally. 

Except asbestos is disturbed, it doesn’t pose a threat.

Many individuals ask the query: ‘Can we simply clean over the artex even when it comprises asbestos?’ The reply is sure, you may. 

However you’re successfully wallpapering over the cracks with this tactic. The asbestos will nonetheless pose a threat to anybody who carries out work on the ceiling, even when it’s lined. 

Regarding the longevity of the artex ceilings if they’re skimmed over, I’ve seen cracks begin to type in some circumstances. This implies the artex turns into seen once more, taking the home-owner again to sq. one.

My suggestion can be to have an asbestos survey carried out to search out out if there may be any asbestos current. 

When you have a adverse consequence, it might be greatest to go away it as it’s and maintain the outcomes for the brand new proprietor. 

When you have a optimistic pattern consequence on the artex ceiling, then removing of the plasterboard totally could possibly be the best choice. 

As soon as this has been accomplished it will then must be re-boarded and skimmed by a plasterer. The prices concerned could possibly be between £2,500 to £3,250 to take away the ceilings and close to sufficient the identical once more for brand spanking new ceilings. 

Though it might not add an enormous quantity of worth to your property, you usually tend to get your asking value. 

A contemporary clean ceiling with new mild fittings will definitely be good on the attention when somebody walks by way of the door.

If you’re planning to have asbestos removing work carried out, bear in mind to test insurances and certification earlier than the work begins. 

The removing of asbestos is extremely regulated and will solely be carried out by totally certified asbestos skilled operatives. 

As soon as a removing is accomplished you ought to be issued with a waste consignment be aware and a reassurance air check report, in the event you determine to have one carried out.

Marc von Grundherr, a director at Benham and Reeves, stated: In the event you determine to take away the artex in your house you could have three most important choices.

You may both take away the ceiling coverings together with the artex end, match a false ceiling beneath the artex end, or skim or plaster over the artex.

If you’ll be able to take away the ceiling in a single piece, the probabilities of disturbing any asbestos are very low. 

It is solely as soon as the artex is broken that it could possibly be probably harmful.

The commonest method to take away artex is to make use of a steamer after which scrape or sand it off, however this may be extraordinarily dangerous if asbestos is current.

Having a plasterer skim over the artex is a far safer possibility, nonetheless, it is solely a sensible one if the artex is in good situation, and even then it may possibly fail over time.

Artex itself will not essentially devalue your house, nonetheless, the presence of asbestos definitely will. 

So as soon as examined and found, it’s possible you’ll properly need to take motion earlier than your house reaches the market.

If the artex is asbestos free, then it is unlikely to cut back the worth of your house per se and if cash is a matter, you are higher off adjusting your asking value a tad to account for the dated decor than stomaching the hefty upfront value of artex removing.