Kent · England
Artex Removal in Otford
Artex removal across Otford, for houses, flats and commercial buildings. You get a written quote before anything starts.
- Walls before tiling
- Ceilings due for plastering or skimming
- Rented flats before redecoration
Get a quote for Otford
How artex removal works in Otford
Textured coatings like Artex were used on ceilings and walls for decades, and older ones can contain a little asbestos. We test first, then remove the coating with controlled wet methods if needed. Whether it’s ceilings coming down and damaged or cracked coatings, we deal with coated ceiling roses, coated plasterboard and Artex ceilings.
In areas like Otford, textured ceilings are a common renovation find, and testing comes first. Nothing is removed until it’s been identified, because the method depends on what the material is.
- Where
- Otford (TN14)
- Region
- Kent
- Service
- Textured ceilings and walls
- You receive
- Result and waste note
- Quote
- Written quote for your job
- Call
- 07833 053 749
- Last updated
- 26 October 2026
Otford questions
Do textured ceilings in Otford homes contain asbestos?
Some older coatings do, and many do not. Only a test will tell you.
Can you deal with asbestos on rural buildings in the Kent Downs National Landscape?
Yes, the same rules apply there, though access to rural buildings may need planning.
Does asbestos always have to come out?
Not always: sound material that won’t be disturbed can often stay. Keep a record and check its condition.
Can you help a business or landlord?
Yes, we do. We work for landlords, managing agents, employers and contractors as well as homeowners.
Do you work on commercial premises?
Yes. Send us the details of the premises, and any existing asbestos register.
Do I need a test or a survey?
Testing tells you about particular materials; a survey inspects the whole building or work area and records everything it finds.
Do you need to see it before quoting?
Many jobs can be quoted from photos, though some need a visit first.
Can you advise before I buy a property?
Of course. With the seller’s agreement, a pre-purchase survey tells you what’s there before you commit.
Landlords, managing agents and employers
The duty to manage applies to non-domestic premises and common parts, not to single private homes, but anyone working on the property still needs to know about asbestos.
Duty holders for workplaces and the shared parts of flats in Otford must manage asbestos under regulation 4 of the Control of Asbestos Regulations 2012. In practice: find it, assess it, record it and manage it.
Afterwards
File the result and the paperwork.
Looking after any asbestos that remains:
- Line up the plasterer for afterwards
- Clear the rooms before the work
- Each different coating needs testing
- Plan around the closed rooms
Things not to do
Never sand or dry-scrape Artex before testing.
If a coating has been damaged by a leak, keep people away from fallen pieces and ask for advice.
Good to know
The usual limits are:
- Untested coatings are tested first, since a negative result changes everything
- Other materials may need their own approach
- Big jobs need notifying in advance, so allow time
If you’re unsure, describe the job and send photos, and we will advise before booking.
What we deal with
- Swirl and stipple patterns
- Coated plasterboard
- Patched or painted coatings
- Textured walls
- Artex ceilings
- Ceiling roses and cornices (coated)
Your options compared
A low price may mean shortcuts. Ask about the method and the waste. We do not publish a price list, because jobs vary so much. Our guides list published price ranges from other companies, with sources.
How we work in Otford
- Work planned to HSE guidance and the regulations
- No removal until we know what it is
- Records for your files
- Written quotes that say what’s included
See our prices page and published price ranges.
What happens
Waste is bagged and labelled as we go, then taken to a permitted site. We arrive at the agreed time, check the area and explain what we will do before we start.
- Tell us where the textured ceilings and walls are
- Each coating is sampled and tested
- If asbestos is found, we explain the options and quote
- The room is sealed, and the coating removed wet or the boards taken down
- The room is cleaned and the waste goes to a permitted site with paperwork
Before we arrive
- Mention any damage before we arrive
- Mention any parking restrictions
- Find any old asbestos reports
Getting a price
To get a quote, ring 07833 053 749, or send the details through our contact page. Include the postcode, the material and some photos.
Read more
How we price Artex removal
Every quote reflects:
- How much waste there is
- Location, parking and any London charges
- Access: height, lofts, steps and space
- The survey scope
Every quote says whether VAT is included.
What to photograph
A few photos can save a site visit:
- How we’d reach it
- A rough size or measurement
- A clear close-up
- Damaged areas
Not sure what you need? Fill in the enquiry form or give us a call on 07833 053 749 and describe the problem, and we will recommend the right option.
Why people call us in Otford
Most problems come during renovation: sanding to smooth a ceiling, scraping it off dry or drilling for lights releases fibres.
These are some of the things we deal with in Otford:
- Ceilings before skimming
- Coatings damaged by leaks
- Ceilings coming down
- Extensions that cut into ceilings
For rented flats close to Otford station, coatings can be tested while the flat is empty.
Before you book anyone
- What you’ll receive afterwards: a report, results or waste paperwork
- The method and controls
- Waste disposal and the consignment note
- What exactly is included: the areas, materials or samples
Materials, one by one
Patched areas
Patch repairs may use a different material from the original coating.
Artex ceilings
A small sample from each different coating tells you whether it contains asbestos.
Otford properties and textured coatings
Otford is about 2 miles north of Sevenoaks, in Kent. Otford is within our Kent area, for Artex jobs of every size. We work in all 922 towns and villages across Kent, from the larger towns to small villages. You can also see our page for London, about 18 miles away.
A school like Otford Primary School should know from its asbestos register whether coatings have been tested, before decorators start. In older homes in Otford, textured ceilings were often added in later decades. Parts of the Kent Downs National Landscape are within about 2 miles of Otford, and older rural homes there often have textured ceilings from past renovations.
This part of Kent takes in TN14, and your Artex job can be anywhere in it. Local streets include Station Road, High Street and Bubblestone Road; we cover every one. For properties just outside Otford, we cover Twitton (1 mile west), Shoreham (2 miles north), Sepham Heath (2 miles north-west), Halstead (3 miles north-west) and Badgers Mount (3 miles north-west). Larger places within reach include Maidstone (15 miles east), Dartford (9 miles north), Royal Tunbridge Wells (13 miles south), Gravesend (12 miles north-east), Tonbridge (9 miles south-east) and Northfleet (11 miles north-east).
Well-known places in the area include Kemsing Castle Bank (1.7 miles east) and Otford Heritage Centre (under half a mile south-east). The countryside around Otford includes Dryhill Nature Reserve.
- Schools near Otford include St Michael's Preparatory School (0.7 miles east) and Knole Academy (1.7 miles south)
- Pubs nearby include The Woodman pub (within half a mile north)
Nearby places to Otford
Other services in Otford
- Nothing removed blind: unknown materials are tested first
- Done to the regulations: HSE guidance and CAR 2012
- Written paperwork: reports, results and waste consignment notes
- Asbestos waste double-bagged or wrapped and taken to a permitted site