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Original poster

Buying house with cracked artex ceilings

14 replies

LondonFoodie61 · 03/07/2024 20:26

I am currently in the process of buying a house with two artex ceilings that have multiple cracks in. Owner won't let me do an asbestos test, would this put you off?

I wouldn't care if there weren't cracks but worried the cracks mean it is more of a risk.

Not sure if it would require full removal if it had asbestos in or whether it would be ok to just board over it and deep clean. Any thoughts?

OP posts:
Jutemat · 03/07/2024 20:30

What year was it built?

Artex isnt a problem if not disturbed. Its in hundreds of thousands of homes so its not unusual.

Original poster
LondonFoodie61 · 03/07/2024 20:32

Jutemat · 03/07/2024 20:30

What year was it built?

Artex isnt a problem if not disturbed. Its in hundreds of thousands of homes so its not unusual.

Thanks, it is a 100 year old but the artex won't be that old and not possible to tell when that's from

My main issue is that it's cracked so I would consider it disturbed at least somewhat I wouldn't be bothered about it otherwise

OP posts:
Jutemat · 03/07/2024 20:36

It often splits with settlement or people walking on it. Get a photo and put it on DIYnot.com forum and they'll advise better.

helpfulperson · 03/07/2024 20:38

I got mine boarded over. I would go gor it and get it tested afterwards. It's really not that big a problem.

sleekcat · 03/07/2024 20:50

I had mine boarded over in my previous house. I was advised removing them would be the messiest job imaginable in 100 year old house. You could probably get the cracks fixed before boarding over them if you're worried?

Original poster
LondonFoodie61 · 03/07/2024 20:58

I should add that there is another ceiling in the house that needs completely pulling down and replacing as it's beyond repair. This particular ceiling doesn't appear to be artex though it's papered so it's hard to tell. I think this worried me more than the cracked artex ceilings, in case the ceiling that needs to be removed has asbestos in the plaster.

OP posts:
Noseyoldcow · 03/07/2024 21:01

We've had an artex ceiling plastered over, without disturbing the artex. Ours is very probably the asbestos kind of artex, it's buried in that room for now anyway. Assuming the cracks aren't still on the move, could your prospective ceilings be plastered over?

noideabutstilltrying · 03/07/2024 21:02

Encapsulate the artex and overboard it. Won't cost too much at all x

Original poster
LondonFoodie61 · 03/07/2024 21:16

Would you worry that the cracked artex has already released asbestos fiber all over the house? And covering it now would only protect us against any further disturbance but not the past disturbance?

We want to get an asbestos survey for peace of mind, (and are hoping there is no asbestos present anyway). However the vendor is refusing to let us get it tested. Thanks

OP posts:
Taciturn · 03/07/2024 21:27

We bought our house in the last few years and last summer had artex (cracked) removed from two rooms. It was about £3.5k for specialist removal and £1.5k for reboarding and skimming. So £5k all up without painting which we did ourselves.

So, I did a bunch a of research before deciding to go ahead as several workman said we could just skim over. It turns out the white asbestos in the artex paint is not such a health risk, however I'm really glad we chose to do a replacement. It gave us an opportunity to rewire/change the lighting and pipework, change the loft insulation and in our case uncovered an issue with the roof.

Original poster
LondonFoodie61 · 03/07/2024 21:52

Thank you so much! This is really helpful!

I think I'd prefer to have them removed as well. Though it's the thought of the house already being contaminated with the spores from the existing cracks that are currently there!

The house also has had historical subsidence, and is high risk of subsidence happening again according to the surveyor! So we aren't having much luck! 😄

OP posts:
moonfacebaby · 03/07/2024 21:55

I have a large crack in my artex ceiling - it was from a bathroom leak, nothing major. Been there 5 years now and no changes. Plan is the skim the artex when we redecorate as I hate the look of the artex. It’s not a big structural issue…just water damage

sleekcat · 04/07/2024 08:32

LondonFoodie61 · 03/07/2024 20:58

I should add that there is another ceiling in the house that needs completely pulling down and replacing as it's beyond repair. This particular ceiling doesn't appear to be artex though it's papered so it's hard to tell. I think this worried me more than the cracked artex ceilings, in case the ceiling that needs to be removed has asbestos in the plaster.

It probably doesn't. It might have lime or animal hair in. It's relatively common for them to fall down eventually though - happened in my house when I was young!

sleekcat · 04/07/2024 08:35

I wouldn't worry too much. I can understand why you are, as I was the same once. But I got an asbestos person to come around and they said that the risk was really low because any asbestos in artex is bound up in a clump with other materials so it's very unlikely it could get to your lungs. I believed him as he could have made money from me but didn't.

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