Asbestos Artex Removal Cost UK
Current ASM guide prices for removing asbestos-containing Artex and textured coatings from ceilings and walls. Wholesale removal with the underlying ceiling or wall material is typically £20–£35/m² + VAT, while removing the coating and retaining the substrate typically costs £25–£55/m² + VAT.
How much does asbestos Artex removal cost per square metre?
ASM currently uses two main pricing ranges because the cost depends heavily on whether the supporting ceiling or wall is being removed with the textured coating or whether the existing substrate must remain in place.
Textured coating + backing removed
Guide rate where the asbestos-containing textured coating is removed together with the underlying ceiling or wall material.
This can include suitable:
- plasterboard ceilings;
- plasterboard wall sections;
- plaster and lath construction;
- ceiling sections being replaced as part of refurbishment.
The actual rate depends on extent, backing material, ceiling construction, access, services and how the coating is expected to behave during removal.
Remove Artex but retain the substrate
Guide rate where the asbestos-containing textured coating is removed from the existing surface while the underlying material remains.
Typical substrates include:
- plasterboard;
- plaster and lath;
- solid plaster;
- concrete ceilings;
- concrete or plastered walls.
This can require considerably more controlled direct work on the asbestos coating and therefore does not automatically cost less than removing the whole ceiling.
See Asbestos Artex & Textured Coating Removal UK for the full removal methodology and service details.
Why can removing the whole ceiling cost less than scraping the Artex?
It can initially seem counter-intuitive that removing both the asbestos coating and the backing material can cost less per square metre than keeping the ceiling in place.
The reason is the amount of direct disturbance required.
Where suitable plasterboard sections can be removed with the textured coating remaining substantially attached, the team can remove the asbestos-containing construction as controlled sections rather than working over every square metre of coating to separate it from the surface.
Coating-only removal is more labour-intensive because the asbestos coating itself must be treated and removed while protecting the surface behind it.
This is why ASM's guide ranges are:
Wholesale removal: £20–£35/m² + VAT
Coating-only removal: £25–£55/m² + VAT
Example costs to remove Artex with the ceiling or backing
These examples apply the £20–£35/m² ASM guide range for wholesale removal. They are useful for initial budgeting but are not fixed quotations and exclude VAT.
Small bedroom, kitchen or defined ceiling area before allowing for any minimum mobilisation requirement.
Typical larger room or combined defined ceiling area.
Larger domestic, office, classroom or commercial ceiling area.
Initial guide for a larger programme where the ceiling construction and access support efficient wholesale removal.
Small jobs cannot always be priced by square metres alone
Mobilisation, RAMS, equipment, access control, PPE/RPE, waste, cleaning and documentation still have to be provided even where only a small ceiling area is involved. The calculated 10m² figures above should therefore be treated as mathematical guide values rather than guaranteed minimum job prices.
Example costs to remove Artex while retaining the ceiling
These examples apply ASM's £25–£55/m² coating-only guide range where the substrate remains. The rate depends particularly on the surface, paint layers, coating bond, removal method and required final finish.
Initial square-metre calculation before any minimum mobilisation requirement.
Typical larger room where the existing ceiling or wall must remain.
Larger defined area depending on coating bond, substrate and work category.
Initial budgeting range for a larger coating-only removal programme.
Artex removal cost table
| Removal scope | Typical ASM guide | What remains? | Main cost factors |
|---|---|---|---|
| Textured coating + plasterboard | £20–£35/m² + VAT | Ceiling/wall board removed with coating. | Fixings, access, services, board condition, extent and expected breakage. |
| Textured coating + plaster/lath construction | Typically within £20–£35/m² + VAT guide, subject to the actual construction. | Defined backing construction removed as part of the scope. | Construction, debris, coating condition and expected deterioration during removal. |
| Coating removed from plasterboard | £25–£55/m² + VAT | Plasterboard retained. | Paint layers, coating bond, board condition and required final finish. |
| Coating removed from plaster/lath | £25–£55/m² + VAT | Existing ceiling retained where suitable. | Surface condition, coating adhesion and fragility of the underlying plaster. |
| Coating removed from concrete | £25–£55/m² + VAT | Concrete substrate retained. | Coating bond, paint layers, ceiling height and required concrete finish. |
| Coating over AIB | Project-specific quotation | Depends on licensed-removal scope. | AIB changes the risk classification and can require licensed asbestos-removal arrangements. |
What affects asbestos Artex removal cost?
How asbestos textured coating is removed
ASM does not select a method simply by choosing the cheapest square metre rate. The material, backing, extent and condition are reviewed first so that the appropriate work category and controlled method can be established.
Review the asbestos survey or laboratory result and establish the extent of the textured coating and the material beneath it.
Decide whether the backing can be removed with the coating substantially intact or whether the existing substrate needs to remain.
Apply the appropriate controlled removal technique, minimising unnecessary break-up and fibre release and using the PPE/RPE, segregation and work-area controls required by the assessment.
Package asbestos waste appropriately, complete asbestos cleaning and inspection and provide the applicable completion and waste documentation.
Large-scale scrape-off work is not simply ordinary decorating work
Large-scale removal using steam or gel normally falls within notifiable non-licensed work because the coating matrix is deliberately deteriorated during the removal process.
Conversely, textured coating that can be carefully removed with its backing substantially intact can, subject to the actual assessment, fall within non-licensed work.
How does the asbestos work category affect price?
| Scenario | Typical classification considerations | Pricing implication |
|---|---|---|
| Coating substantially intact on removable backing | Can fall within non-licensed work where the risk assessment shows the ACM can be removed without significant deterioration. | Often supports the more efficient wholesale-removal route. |
| Large-scale steam/gel coating removal | Normally NNLW because the coating is deliberately softened and substantially deteriorated during removal. | Notification and NNLW requirements must be allowed within the price. |
| Deteriorated or damaged coating | Condition can change the work category where the material is more likely to release fibres during handling. | Additional controls and cleaning can increase cost. |
| Textured coating over AIB | Removal of coating covering asbestos insulating board is a higher-risk activity requiring licensed assessment. | This is not priced using the standard £20–£55/m² textured coating guide alone. |
| Energetic or abrasive removal | Methods that can create substantially greater fibre release are not routine textured-coating removal and can require a licensed contractor. | Requires a separate project-specific methodology and quotation. |
Should you remove the whole ceiling or just the Artex?
Wholesale removal can make sense when:
- The complete ceiling is already being replaced
- The plasterboard is old or damaged
- Major refurbishment is planned
- New ceilings or service layouts are being installed
- The backing can be removed in controlled sections
- There is no benefit in retaining the existing substrate
- The coating can remain substantially attached during removal
ASM guide: £20–£35/m² + VAT.
Coating-only removal can make sense when:
- The existing ceiling must remain
- The concrete substrate cannot be removed
- The plasterboard is otherwise in good condition
- The client wants the asbestos coating removed permanently
- Existing architectural features need to remain
- Replacement ceilings would create unnecessary disruption
- The retained surface will be refinished afterwards
ASM guide: £25–£55/m² + VAT.
What should an Artex removal quote include?
Typical asbestos-removal elements
- Review of available asbestos information
- Risk assessment and method statement
- Assessment of the backing/substrate
- Correct work classification
- NNLW notification where applicable
- Work-area preparation and access controls
- Suitable PPE and RPE
- Controlled asbestos removal
- Asbestos waste packaging
- Cleaning and inspection
- Waste transport/disposal arrangements
- Relevant completion documentation
Items that should be clearly confirmed
- Is the coating only being removed?
- Is the plasterboard also being removed?
- Is plaster and lath removal included?
- Who disconnects lights and services?
- Is access equipment included?
- Is new plasterboard included?
- Is plastering included?
- Is decoration included?
- Is air monitoring genuinely required?
- What finish will the ceiling be left in?
- Does the quoted price include VAT?
Is the Artex actually confirmed as containing asbestos?
Textured coatings cannot reliably be confirmed as asbestos-containing from their colour, pattern or appearance. Similar coatings exist both with and without asbestos.
Does Artex removal require air monitoring?
Air monitoring is not automatically required for every textured coating removal project and should not simply be added to every quote as a standard extra.
The need for background, reassurance or personal monitoring depends on the removal method, work category, occupation of the building and project-specific risk assessment.
Where licensed asbestos work is also present, any required analytical support and clearance are considered separately.
ASM can provide UKAS-accredited asbestos air monitoring within its current accredited scope where appropriate.
Price the asbestos and the refurbishment together
Wholesale ceiling removal often forms part of a larger refurbishment rather than being an isolated asbestos operation.
Through F&I Group, ASM can coordinate asbestos surveying, testing and removal with wider enabling and construction works where required.
Wider works can include
- Asbestos surveying
- Professional sampling
- Laboratory analysis
- Textured coating removal
- NNLW arrangements
- Licensed asbestos route where required
- Air monitoring
- Soft strip
- Scaffolding and access
- Follow-on construction interfaces
Removal, testing and asbestos cost guidance
Asbestos Artex removal cost FAQs
How much does asbestos Artex removal cost per m²?
How much does it cost to remove Artex and plasterboard together?
How much does it cost to scrape asbestos Artex from a ceiling?
Why is scraping Artex more expensive than removing the plasterboard?
How much would 25m² of asbestos Artex cost to remove?
How much would 50m² of asbestos Artex cost to remove?
Is large-scale Artex removal NNLW?
Can Artex and plasterboard be removed as non-licensed work?
What happens if the Artex is over asbestos insulating board?
Can you sand asbestos Artex off a ceiling?
Is plastering or new plasterboard included in the £/m² price?
Does Artex removal automatically require air testing?
What information does ASM need for an accurate Artex removal quote?
Testing, identification and removal are separate decisions
If you have not yet confirmed whether the textured coating contains asbestos, start with ASM's existing Artex information guide or professional asbestos sampling rather than assuming removal is required.
Get a fixed asbestos Artex removal quotation
Send ASM your postcode, photographs, ceiling or wall measurements and any asbestos survey or laboratory result you already have. Tell us whether the existing plasterboard, plaster-and-lath construction or concrete substrate needs to remain, and we can assess the appropriate removal method and provide a written quotation.