Cracks in asbestos artex ceiling

J

JM67

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I've just bought a house that has had previous subsidence. A number of the artex walls and ceilings have developed hairline cracks along the joins in plasterboard . I'm not bothered about the cosmetics as will deal with in the fullness of time but worried about safety with kids in the house, that the cracks will give off artex asbestos fibres. Is it safe as is? And, for peace of mind I wanted to coat the crack with some zinsser sealer and fill it with calk. Would this be advisable? One of the rooms it is in will be my newborns bedroom so want it totally safe
 
Flexible decorators caulk would be my choice, it is paintable and on a textured ceiling can be blended in with a wet finger.
Any emulsion paint can be used for sealing and over coating.
 
Does anyone know what would cost to remove Artex ceilings in a three-bed terrace (100-120m2, most rooms and corridors) and redo the ceilings? Just a rough estimate would be much appreciated! Thanks so much.
 
Most people suggest overboarding and a skim.
I would check the artex professionally as it may well be safe.

I have removed “non artex” and believe that sensible precautions are possible with asbestos artex
 
Thanks very much for the advice, much appreciated. Would definitely get them tested first but think I would sleep better if completely removed. Another issue is value of property and future redecoration, so leaning towards removal.
 
Just had artex removed from ceiling in living room. Cost about £950 (incl VAT) for about 32m2 . Althougth a specialist asbestos company with good reference, it did not go well. Dust got into the kitchen and they left dust/rubble all over the place. They had to come back to clear up.

You can get both specialist paint and vanish to encapsulate the artex e.g. Thermoguard Asbestos Encapsulating Coating and Urban “easy-on” Asbestos Sealant. I have not used either.
 
This is really helpful, thank you! And thanks for the heads up regarding clearing up. Do they do the replastering too or do you need a different contractor for that?
 
They were an asbestos removal company only, so they do not replaster. They left bare brick wall above the picture rail, and laths and remnant plaster on the ceiling
 
Laure said:
Thanks very much for the advice, much appreciated. Would definitely get them tested first but think I would sleep better if completely removed. Another issue is value of property and future redecoration, so leaning towards removal.
Click to expand...
Over boarding does not affect value or redecorating.
 
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