ARTEX
Artex and Asbestos: My advice as an Experienced Property Developer
I have surveyed hundreds of properties over the years. During viewings, one of the most common questions I ask sellers is:
When was the Artex installed?
I want to share what I know so you can make informed and safe decisions.
What Artex Is and Why It Sometimes Contains Asbestos
Artex is a textured surface coating that became popular in the UK from the 1960s onwards. Most people know it as the swirly or patterned coating on ceilings, although it was sometimes used on walls as well. It was often chosen to hide cracks or uneven plasterwork and could be applied in a variety of patterns.
From the mid 1960s until the mid 1980s, many Artex products contained a small amount of chrysotile asbestos, also known as white asbestos. It made the coating stronger and easier to work with. Asbestos-free versions began appearing in the 1980s, but products containing asbestos were still being used in some places until the total ban in 1999.
How I Judge the Risk
I have learned that you cannot tell if Artex contains asbestos just by looking at it. I have taken samples from two ceilings that looked identical, and one had asbestos while the other did not.
Here is how I decide if testing is worth doing.
- If the Artex was applied before 2000 and there is no record of it being replaced, I treat it as suspect.
- If the property has other known asbestos materials, the chances are higher.
- Coarse, brittle textures from the 1970s and 1980s raise more suspicion than modern smooth ones.
Even so, the only way to be sure is to have it tested.
How I Test Artex for Asbestos
Testing needs to be done carefully to avoid releasing fibres. Here is the process I use when taking a sample.
- I wear disposable gloves, a P3-rated respirator and protective goggles.
- I spray the area very lightly with water to reduce any dust.
- I chip off a small piece about the size of a 50p coin.
- I place the sample in a sealed plastic bag, then put that bag inside another sealed bag.
- I send it to a UKAS-accredited asbestos testing laboratory.
Many labs sell postal kits for around £20 to £40. These are the same kits I use when a client wants to post the sample themselves. In my opinion, instant home kits that claim to give results without a lab are unreliable and not worth the risk.
What I Recommend if Artex Contains Asbestos
If the results show asbestos is present, I have three main options.
Leave it in place
If the Artex is in good condition and you are not planning to disturb it, the safest choice is often to leave it alone. A coat of emulsion paint can help seal it further.
Encapsulate it
My preferred method is to have the surface painted with PVA adhesive primer then skimmed with plaster or over-boarded with plasterboard. This locks the asbestos in and prevents fibres escaping. The work should be done by someone trained to work with asbestos-containing materials.
Have it removed
To be honest the only times I have required specialist removal has been where there has been an old plaster and lathe ceiling or wall that has had to be taken down and removed. I then employ specialists as contaminated artex removal must be carried out under controlled conditions by an asbestos-trained contractor. The area will be sealed off, dust will be controlled, and the waste will be taken to a licensed disposal site. This is the most expensive option but it eliminates the material completely.
My Golden Rules for Dealing with Artex
- Never sand, scrape or drill Artex unless you know it is asbestos-free
- Always test before doing refurbishment or demolition
- Use trained professionals for any work involving asbestos-containing Artex
- Keep your test results for future reference
My Final Word
I have seen too many people release asbestos fibres into their homes without realising it, simply by trying to remove or smooth an Artex ceiling. Once those fibres are in the air, they can be inhaled and cause serious illness years later. The small cost of testing is nothing compared to the cost of making a dangerous mistake. If you are unsure, get it tested and then decide the safest way forward.
This is a simple reference chart of patterns that I know were common Artex patterns from the 1960s to the 1990s. It shows a sample texture for each decade along with how likely it is to contain asbestos. The 1960s and 1970s patterns have a high chance, the 1980s are lower, and by the 1990s it is unlikely.
