Selling a House with Artex Ceilings

Selling a house built before 1999 that has Artex ceilings is surprisingly tricky —especially if you’re unsure about the risks, regulations or market expectations.

Love them or hate them, many homeowners are surprised to learn that Artex, that once-trendy ceiling texture, can potentially hide a hazardous secret.

Let’s dig into what makes these ceilings controversial, how they impact your home’s value and how to make a smooth sale, fast.

What is Artex ceiling and why is it dangerous?

Artex is a decorative surface coating, popular from the 1960s through the 1980s for its swirled or stippled texture. It was often used on ceilings and sometimes walls to hide imperfections and add a bit of “design flair.”

Sounds harmless, right?

Well, here’s the catch: older Artex ceilings often contain asbestos, a mineral once praised for its fire resistance and durability.

Back in the day, asbestos was added to Artex to strengthen it, but we now know how dangerous it can be.

If you leave your Artex undisturbed, it’s usually considered safe. But during renovations, sanding, drilling or even deterioration, asbestos fibres can be released into the air. Once inhaled, those fibres can cause serious illnesses like mesothelioma, asbestosis and lung cancer.

Asbestos was banned in the UK in 1999, but any home built or renovated before then could still have it lurking in its Artex.

That’s why, when it comes to selling a house with Artex ceilings, awareness is key.

How do I know if my house has Artex ceilings?

Not all textured ceilings are Artex and not all Artex contains asbestos, so it can be difficult to know for sure if it’s in your home. The only way to confirm the presence of asbestos is through a professional asbestos survey.

This typically involves a licensed technician taking a small sample of the ceiling material and sending it to a lab for testing.

Costs vary, but a typical survey can range from £150 to £500, depending on the size of the property and the number of samples needed.

If asbestos is found, you have two options: leave it undisturbed or have it professionally removed.

Removing Artex with asbestos isn’t cheap.

Professional removal can cost between £1,000 and £3,000 per ceiling, depending on the size of the ceiling and how complicated the removal will be .

Knowing what you’re dealing with early in the selling process is crucial, as it helps manage expectations, prevents surprises during a buyer’s survey and gives you more control over how you market the property.

Can I sell a house with Artexed ceilings?

Yes, you can absolutely sell a house with Artex ceilings, even if they contain asbestos. It’s perfectly legal. However, UK law does require full disclosure if you’re aware of the presence of asbestos in your home. This means that if you’ve had an asbestos survey done and it tested positive, you must let potential buyers know.

You could choose not to have the Artex tested, but this will slow the sale process down as prospective buyers, surveyors and lenders will all want to know if asbestos is present. Buyers will be especially keen to know and they have a right to make an informed decision.

Some may walk away, others might negotiate the price and some may not be fazed at all – especially cash buyers or developers.

Do Artex ceilings devalue a house?

Let’s face it: Artex ceilings aren’t exactly fashionable in 2026. Aside from the potential health concerns, many buyers associate them with outdated decor and future renovation costs. So yes, Artex ceilings can impact your home’s value.

On average, homes with Artex ceilings might sell for somewhere between 5% to 20% less than similar properties without them. The actual impact depends on the overall condition of the property, the location and whether asbestos is confirmed.

In a competitive market, buyers will often use the presence of Artex as leverage to negotiate a lower price. Think of it as a red flag—something that makes your property a little harder to sell unless you’re willing to compensate.

How to sell a house with Artex ceilings

If you’re wondering how to go about selling a house with Artex ceilings, here are your main options:

1. Traditional Estate Agent

A good estate agent will help market your property honestly and find buyers who aren’t put off by Artex.

However, this route can be slow, especially if buyers want surveys, price reductions or Artex removal before completion.

2. Sell at Auction

Auctions attract cash buyers and investors who are more comfortable with issues like asbestos. Only about 8 out of 10 properties that go into an auction actually go on to sell and many more are withdrawn prior to the auction taking place due to lack of bidder interest.

The challenge with auction is getting your pricing strategy right. You want to set a guide price that is low enough to get people interested, but the guide can only be 10% be 10% lower than your confidential reserve price and if your reserve price is met then you are legally committed to sell to the highest bidder – whatever they bid.

Auctions often fetch 10-15% below market value.

3. Sell to a House Buying Company

Companies that buy houses for cash (like House Buyer Bureau) can be an excellent choice. We’re familiar with Artex ceilings and asbestos issues, and aren’t put off by such things. We’ll buy your house as-is, without the need for specialist surveys, repairs or even house clearance.

And as we’re buying direct from you, you’re in control of when the sale completes – we could buy your house in as little as seven days. There’s no chain and no long drawn-out sale process.  

Like all house buying companies, we do pay less than full market value. Usually the offer will be between 15-20% below market value, but for many homeowners, the speed and convenience outweigh the lower sale price.

Sell your house with Artex ceilings fast with House Buyer Bureau

If you’re looking for the quickest, stress-free way to sell a house with Artex ceilings, House Buyer Bureau is your go-to solution.

We buy properties in any condition – including those with Artex and asbestos – without the red tape and drawn-out timelines of traditional sales.

We understand the challenges and concerns that come with these ceilings. That’s why our team offers fair, competitive offers, fast completion and total transparency every step of the way.

With hundreds of 5-star reviews, we’ve helped sellers across the UK move on with their lives, without worrying about asbestos, Artex or endless negotiations.

Selling a house with Artex ceilings doesn’t have to be stressful or complicated, and there’s no need to pay for costly removal or wait months for the perfect buyer to come along. Just reach out to us and we’ll handle the rest, giving you a quick and hassle-free sale.

Chris

Chris

Chris has worked in property all his career, first as a successful estate agent before spotting a gap in the market for buying property directly from people looking for a simple, quick sale.

He has a passion for property and as an experienced valuer, has looked at well over 50,000 properties so far at HBB. He has extensive experience in property buying and regularly comments in the press on property matters, trends and promotes ways to simplify and speed up the selling process.

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