Artex ceiling repairs should be treated with caution. As Artex/textured coatings can contain Asbestos! So if you’re claiming on your insurance for damage to your Artex ceiling, it’s important to choose an experienced contractor. One that will ensure your Artex repairs are treated with care.
This is because, white Asbestos (Chrysotile) was widely used to strengthen Artex/textured coatings, until it was banned in 1999. As a result, Asbestos is still being found in properties decorated with these products prior to that time.
Water damage to Artex ceilings is very common, usually due to a burst or leaking pipe above. However, there are many home owners and contractors who don’t know the potential dangers of disturbing Asbestos. Consequently, a lot of Artex repairs are carried out without testing it first!
Please note that textured coatings only pose a risk when you disturb them, so if your Artex needs repairing – don’t panic we’re here to help!
We sample and test Artex ceilings for Asbestos before any work begins.
IC Assist have been managing water damage claims involving textured ceiling renewal for over 8 years. Prior to disturbing any damaged Artex, we take a sample(s) to an independent UKAS certified company for analysis. Being precautious ensures no one is put at risk. Especially as, a large number of samples sent for testing, actually contain Chrysotile. That’s why it’s important to choose a professional company like IC Assist to manage your Artex repair claim.
Our contractors repair all types of Artex ceiling damage.
We renew all varieties of textured ceilings. From simple patterns like stipple, peel or broken leather to swirl, circle, shell and circle and more. We have more examples of different types of Artex ceiling repair claims we have been called in to help with in our Facebook albums.
IC Assist’s team reinstate all kinds of water damaged textured ceilings including:
✓ Water stains
✓ Bubbles or holes
✓ Collapsed Artex ceilings
✓ Bulging, sagging or bowing plasterboard
Drying equipment is not installed until it is safe to do so.
We wait to receive confirmation that no Chrysotile is present, before putting in industrial fans to dry your property. Doing this prevents Asbestos fibers potentially being blown around. That’s if for example, a ceiling unexpectedly collapses whilst waiting for test results! Just as shown in an article from the Guardian. It not only identifies hidden health hazards of Asbestos. But is also shows problems a homeowner faced when his Artex ceiling collapsed due to a burst pipe. His problem was made far worse as fans/air movers were running in his property.
Some customers prefer to replace their damaged Artex ceiling with a flat plaster finish.
Textured ceilings aren’t popular now, which is the reason why many customers opt to transform their old ceiling to a modern plaster skim. So if you would also like to change your ceiling finish, then that’s not a problem. Especially since it has become a widely acceptable practice which insurance companies approve with.
Our claims manger took these pictures on an escape of water claim following a leak from concealed pipework in a wet room. At this property, our customer chose to replace her dated swirl ceiling with a plaster finish. Repairs were necessary to her wet room and lounge. Due to it being a wet room, cutting her lounge ceiling below was the simplest way to fix her leak quickly.
The team worked hard to re-decorate their lounge ceiling and walls and completely refurbished their wet room too. These customers also decided to modernise her lounge. They upgraded to spot lights, which was complemented by a nice flat plastered ceiling instead.
You can see more before and after pictures at the top of the page, where our customers opted to have their cracked textured ceiling plastered. Following a leak from their shower trap, their en suite was refurbished, plasterboard was renewed and the entire ceiling was re-plastered. All coving was replaced to ensure a seamless and consistent profile around their ceiling/wall edge. Finished off with a fresh coat of paint to the ceiling, coving and walls.
On both claims mentioned, all textured coating samples were checked by an independent UKAS accredited lab. No Chrysotile was found in any samples.
Beware! Asbestos may be hiding under your plastered ceiling.
As textured coatings are now unfashionable, many homeowners cover up their dated ceilings with plaster. Therefore, you must be cautious – even when repairing a plaster ceiling. Why? As the Artex coating beneath the plaster finish could contain white Asbestos.
We took the above picture above on a claim for a plaster ceiling which collapsed in a kitchen. After having a look around the property, our surveyor suspected there could be a textured coating that had been covered up. Mainly due to the property age and presence of Artex in other rooms. After taking a specimen for analysis, tests confirmed Chrysotile was present. Following this, we were given authorisation by the Loss Adjuster to safely remove and replace the whole ceiling. Prior to any reinstatement works beginning, a reassurance air test confirmed this property was safe to re-enter.
Another instance where we came across this was on a water damage kitchen claim involving a partially collapsed plaster ceiling. This Loss Adjuster thought there was wallpaper beneath the plastered finish (see picture). However, our surveyor thought it might contain white Asbestos, so we tested the old stippled ceiling. Guess what? It did contain Chrysotile!
Fortunately, this customer chose IC Assist to survey his property. As if we weren’t managing his claim, the Loss Adjuster wouldn’t have tested it! As a consequence, Asbestos fibers could have been released during the ceiling removal, contaminating his house!
What could indicate that Artex may be underneath your plastered ceiling.
Besides the age of the property and Artex being visible in other rooms, there are other things to look out for. So what could indicate that your Artex has been plastered over? When Artex is skimmed over with the coving still in place, its profile is lost and it becomes wavy and uneven. Coving should have sharp consistent lines all around the perimeter of the ceiling line. Another place to check is underneath ceiling light fittings. Easing off a light fitting can also reveal old Artex that wasn’t completely plastered over. You can see pictures showing examples of how you can try to determine if a textured coating is underneath your damaged plastered ceiling on our Facebook page.
Associated costs with removing an Artex ceiling containing Asbestos.
There are other factors to consider when removing contaminated Artex. However, don’t worry, your insurer will cover these additional costs (providing you have a valid claim.) Typically this includes:
✓ Safely removing entire ceiling (including plasterboard)
✓ Removing all coving & insulation – if you have it (we need to remove these to renew ceiling)
✓ Safely disposing of all contaminated materials
✓ Conducting a re-assurance test to confirm property is safe
✓ Checking condition of joists and if necessary sanitise and treat them (where they have been water damaged)
✓ Re- boarding ceiling
✓ Re-plastering or Artexing ceiling
✓ Renewing coving
✓ Painting ceiling, coving and walls
These before and after picture show a comb patterned textured ceiling that cracked following a leak from above. It was sampled and came back positive for Chrysotile. Licensed contractors were instructed to safely remove the entire landing ceiling, coving and insulation. An independent air test was then carried out to ensure their property was safe for re-occupation. As soon as it was safe to re-enter, reinstatement works began. Starting with the renewal of his loft insulation and ceiling plasterboard. Followed by installing new coving, prior to applying a shell and comb pattern. Once dry, the hall stairs and landing were redecorated.
A complete solution to your Artex ceiling repairs – including Asbestos sampling, testing and removal.
IC Assist are here to help with more than just Artexing and decorating. If our surveyor identifies any building material that might potentially contain Chrysotile, he will inform your insurer and ask for their approval to test it. Once authorised, we’ll take a sample(s) and seal the section to prevent any loose fibers falling down. It will then be taken to a local independent UKAS certified lab for testing. Once our office receives a certificate confirming the results, a copy will be forwarded to you and your insurer.
If they find Chrysotile in the sample(s), our Claims Manager will then instruct a HSE licensed company to safely remove it. They will lay protective sheeting, seal their working area and then thoroughly clean up. On completion, a reassurance air test is carried out by another independent specialist, which ensures the air is clean and safe (in accordance with Health and Safety Executive guidelines).
Asbestos removal is costly, however it is important to remove it safely.
Many people try to save money by not testing their damaged Artex. However, not taking precautions, can potentially put everyone in your property at risk. So, before repairing your Artex ceiling, you should get it checked first.
Please note, there are a lot of contractors who don’t know how to identify Asbestos. So be aware that they could carry out repairs and disturb it without realising it. That’s why it’s important to choose a company like IC Assist. Our assessor knows what to look out for and how to identify Chrysotile. He will tell you if there are any building materials that may pose a threat.
All types of ceiling repairs undertaken to a high quality, professional standard.
As ceiling repair contractors, we’re here to help with a lot more than just Artex ceiling repairs. IC Assist’s plasterers and decorators repair all types of ceiling damage and deal with water stains, holes or an entire ceiling collapse. So if your plasterboard, Artex, plaster, or lath and plaster ceiling needs repairing, just give us a call. We’ve been repairing water damaged ceilings since 2011 and have many satisfied customers.