Homeowners · 4 min read · Updated 6 November 2026
Selling a house with Artex ceilings: does it put buyers off?
What buyers and surveyors usually notice
Most buyers see swirl or stipple ceilings as a sign that a property needs updating, and they factor the cost into their offer. Surveyors carrying out a Level 2 or Level 3 survey on a property built or decorated before 2000 commonly note that textured coatings may contain asbestos and that a sample should be tested before any work. This is a standard caution rather than a defect, but it can worry buyers who have not come across it before.
Test before you list
An asbestos test on a textured coating typically costs around £30 to £80 per sample. Having a result from an accredited laboratory ready when buyers ask means you can answer clearly, rather than leaving them to imagine the worst. If the result is negative, it removes a common worry. If it is positive, you can explain that textured coatings are low risk when undisturbed and that skimming over them is a straightforward and common fix.
- Test one sample from each different coating or room that looks different
- Keep the lab certificate with your property documents
- Share it with your estate agent and the buyer's solicitor if asked
- Answer any questions about asbestos honestly and accurately
Skim before selling, or leave it?
| Approach | Typical cost | Best for |
|---|---|---|
| Leave as it is and price accordingly | None | Properties needing wider renovation anyway |
| Paint the textured ceilings fresh white | Paint and a day or two of work | Quick refresh on a tight budget |
| Skim the main living areas and hall | Around £300 to £700 per ceiling as a guide | Properties close to ready-to-move-in standard |
| Skim the whole house | Around £1,800 to £3,500 for a typical three-bed | Higher value homes where presentation matters |
Skimming a hallway, landing and living room, the spaces buyers see first, often gives the biggest improvement in first impressions for the money.
Timing the work
If you decide to skim, do it before photos are taken for the listing. Fresh plaster usually needs three to seven days to dry before it can be painted, and the room then needs a mist coat and finishing coats, so allow one to two weeks per room from start to finished decoration. Doing several rooms together while the house is being prepared is usually more efficient than one room at a time.
Bear in mind that freshly skimmed ceilings can show fine shrinkage cracks or patchy drying in the first few weeks, so leave enough time for the plaster to dry fully and be painted properly before viewings start.
Honesty and the property information form
When you sell, you will complete property information forms through your solicitor, and you must answer the questions on them accurately. Do not claim a ceiling is asbestos-free unless you have a test result showing that. If you have had the coating tested, skimmed or removed, keep the paperwork so you can show what was done. Misleading answers can give a buyer grounds for a claim after completion.
Advice for buyers
- Ask the seller whether the ceilings have ever been tested
- Read what your surveyor says about textured coatings and follow their advice
- Get a test done before you sand, scrape, drill or remove anything
- Get quotes for skimming before exchange so you know the cost
- Plan the work for when the house is empty, ideally before you move in
Skimming an empty house is quicker and cheaper than working around furniture, so many buyers book it for the first week after completion.
Landlords selling with tenants in place
If you are selling a rented property with tenants still living there, skimming may be impractical. In that case, a test result and a clear note of which rooms have textured coatings can be enough to reassure buyers. If the property will be empty before completion, a short gap between tenants is the easiest time to skim the main rooms.
Investors buying rental properties often see Artex as a cost to be factored into their offer. Having the coating tested and a written quote for skimming ready helps them price the work accurately rather than allowing for the worst case.
- Keep the test result and quote together in the sale pack
- List which rooms have textured coatings
- Note any rooms already skimmed and when
- Give tenants proper notice before any viewings or work
Frequently asked questions
Does Artex reduce the value of a house?
It rarely has a large effect on its own, but it adds to the impression that a property needs updating, and buyers may reduce their offer by roughly what they think the work will cost. Skimming a typical bedroom ceiling costs around £300 to £550, so buyers often overestimate the cost. Having a test result and a quote ready can help keep offers realistic.
Will a mortgage lender refuse a house with Artex?
Artex ceilings on their own do not normally stop a mortgage. A valuer may mention that textured coatings in older homes could contain asbestos, and some lenders or surveyors may recommend testing, but it is generally treated as a low-risk material when in good condition. Structural problems, damp or significant damage are far more likely to affect lending decisions.
Should I remove Artex completely before selling?
Usually not. Full removal is slower and more expensive than skimming, and if the coating contains asbestos it involves careful handling and hazardous waste disposal. Skimming gives buyers the smooth ceilings they want for much less. Full removal is generally only worth it if the ceiling itself is damaged or you are doing major work such as replacing the ceiling anyway.
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