Asbestos in Artex Ceilings: What Edinburgh Homeowners Need to Know

Q: Does all artex contain asbestos?

No. Artex and similar textured coatings applied before the mid-1980s commonly contain chrysotile (white) asbestos, typically at 2-5% by weight. Products manufactured after 1985 are less likely to contain asbestos, and those after the 1999 UK ban should be asbestos-free. However, the only way to confirm is through laboratory testing — visual inspection alone cannot determine whether artex contains asbestos.

Q: How much does artex asbestos testing cost in Edinburgh?

UKAS-accredited laboratory testing of artex samples in Edinburgh starts from £65 + VAT per sample. A surveyor visit to collect the sample typically costs from £125 + VAT including the lab analysis. Results are usually available within 24-48 hours.

Q: Can I remove artex containing asbestos myself?

Artex containing asbestos is classified as a non-licensed asbestos material under CAR 2012. While technically a homeowner can remove it from their own property, it is strongly recommended to use a professional. Improper removal releases microscopic fibres that cause mesothelioma, lung cancer, and asbestosis. Professional removal ensures proper containment, PPE use, and licensed waste disposal.

Q: Is artex asbestos dangerous if left undisturbed?

Artex asbestos in good condition that is not being drilled, sanded, scraped, or otherwise disturbed poses a very low risk. The asbestos fibres are bound within the coating matrix. The risk increases significantly when the material is damaged, deteriorating, or when someone attempts to remove or work on it without proper precautions.

Artex and other textured ceiling coatings were enormously popular in UK construction from the 1960s through to the 1990s. In Edinburgh, you will find artex in everything from Georgian New Town flats to 1970s council housing and suburban bungalows. If your property was built or refurbished before the mid-1990s, there is a significant chance your textured ceilings contain asbestos.

What Is Artex and Why Does It Contain Asbestos?

Artex is a brand name for textured coating compounds applied to ceilings and walls to create decorative patterns — stipple, swirl, fan, and comb designs were the most common. The product was manufactured by Artex Ltd and widely imitated by other brands.

Chrysotile (white asbestos) was added to the compound as a binding and strengthening agent, typically at concentrations of 2–5% by weight. This made the product easier to apply, more durable, and fire-resistant. The asbestos fibres are bound within the coating matrix, which means they are not easily released — unless the material is disturbed.

Key dates: Artex containing asbestos was primarily manufactured between the 1960s and 1985. After 1985, most manufacturers phased out asbestos, but some products continued to contain it until the UK-wide ban in November 1999. The only way to confirm whether your artex contains asbestos is through laboratory testing.

Where Do We Find Artex Asbestos in Edinburgh Properties?

Edinburgh has a diverse property stock, and we regularly find artex asbestos in:

Victorian and Edwardian tenement flats (refurbished in the 1960s–80s)

Post-war council housing in Sighthill, Wester Hailes, Craigmillar

1960s–1980s suburban houses in Corstorphine, Liberton, Gilmerton

New Town flats with modernised interiors

Commercial offices and retail premises

School buildings and public sector properties

Is Artex Asbestos Dangerous?

If left undisturbed and in good condition, artex asbestos poses a very low risk. The asbestos fibres are locked within the coating and will not become airborne during normal occupation.

The danger arises when the material is:

Sanded or scraped — releases fibres directly into the air
Drilled into — for hanging shelves, light fittings, ceiling roses
Removed — scraping off artex without containment measures
Damaged — by water leaks, impact, or structural movement
Deteriorating — crumbling, flaking, or delaminating from the ceiling

How to Test Artex for Asbestos in Edinburgh

Visual inspection alone cannot determine whether artex contains asbestos. The only reliable method is bulk sampling followed by polarised light microscopy (PLM) at a UKAS-accredited laboratory.

Our Edinburgh artex testing process:

A BOHS P402 qualified surveyor visits your Edinburgh property
Small samples (approximately 2cm²) are carefully collected using wet methods to minimise fibre release
Samples are sealed, labelled, and sent to a UKAS-accredited laboratory
PLM analysis determines the presence, type, and concentration of asbestos
You receive results and a clear written report within 24–48 hours

Edinburgh artex testing from £65 + VAT (UKAS lab analysis) | Call-out from £125 + VAT

What to Do If Your Artex Contains Asbestos

If testing confirms asbestos is present, you have several options depending on the condition of the material and your plans for the property:

Option 1: Leave in place and manage

If the artex is in good condition and you are not planning any work, it can be safely left in place. Record it in an asbestos register and check its condition annually.

Option 2: Encapsulate

Professional encapsulation seals the asbestos fibres in place using approved sealant systems. This is a cost-effective option if the ceiling is not being removed. The artex can then be over-boarded with plasterboard.

Option 3: Professional removal

If the artex must be removed (e.g., for renovation), this should be carried out by professionals with proper containment, PPE, and waste disposal procedures. Artex removal is classified as non-licensed asbestos work (NNLW) under CAR 2012.

Frequently Asked Questions

Does all artex contain asbestos?+

No. Artex applied before the mid-1980s commonly contains chrysotile asbestos at 2–5%. Products after 1985 are less likely to contain it, and those after the 1999 ban should be asbestos-free. Laboratory testing is the only reliable way to confirm.

How much does artex asbestos testing cost in Edinburgh?+

UKAS lab testing starts from £65 + VAT per sample. A surveyor visit including sample collection and analysis starts from £125 + VAT. Results within 24–48 hours.

Can I remove artex containing asbestos myself?+

While technically permitted for homeowners on their own property, we strongly recommend professional removal. Improper removal releases microscopic fibres that cause mesothelioma, lung cancer, and asbestosis. Professional removal ensures proper containment and licensed waste disposal.

Is artex asbestos dangerous if left undisturbed?+

Artex in good condition that is not being worked on poses a very low risk. The asbestos fibres are bound within the coating. Risk increases significantly when the material is damaged, deteriorating, or someone attempts to remove it without proper precautions.