Greater London · England
Asbestos Artex Removal in Sydenham, Greater London
Artex removal in Sydenham: removal of textured ceilings and walls. Send us photos and we will tell you what you need.
- Coatings already disturbed
- Rented flats before redecoration
- Ceilings coming down
Artex removal in Sydenham
Where asbestos turns up
Textured coatings continued to be made after asbestos was taken out of them, so a textured ceiling is not automatically asbestos.
You can’t tell by looking, but these are common reasons people contact us:
- Ceilings due for rewiring or new downlights
- Ceilings before skimming
- Loft conversions
- Walls before tiling
Non-domestic buildings like Kirkdale School should already have records of any textured coatings.
Comparing quotes
- Whether VAT is included
- The method and controls
- What isn’t included
- What paperwork you get
About our artex removal in Sydenham
Many Artex ceilings contain no asbestos at all. Testing a sample tells you, so your plasterer can carry on if it’s clear. Whether it’s extensions that cut into ceilings and ceilings before skimming, we cover coated ceiling roses, textured walls and swirl patterns and more.
In London conversions like those in Sydenham, one ceiling may have several coatings from different decades, so we test each coating. We explain what we find in plain English, including when leaving a material alone is the sensible choice.
- Area
- Sydenham (SE26, SE20, SE23)
- County
- Greater London
- Service
- Textured ceilings and walls
- Afterwards
- Result and waste note
- Quote
- Written quote for your job
- Phone
- 07833 053 749
- Last updated
- 26 October 2026
Sydenham: your questions answered
Do you cover Sydenham and the area around Sydenham station?
Yes. Sydenham station is close to the centre of Sydenham, and we cover the whole area.
Could my house in Sydenham contain asbestos?
It depends on its age and history: asbestos was used until the 1999 ban, so older homes and older alterations in Sydenham can contain it. Common places include garage roofs, textured ceilings, floor tiles, soffits and flues.
My builder has found asbestos. What now?
Work there should pause and the area be kept clear. We can test the material and, if needed, plan its removal.
Do I need to be at home?
We need access to every area in the job.
Can you come if the asbestos is damaged?
Keep people away from damaged material and don’t clean it up yourself. Then contact us for advice.
Do I need to move out during Artex removal?
The work room is sealed and kept clear. Often you can stay in other rooms.
Will I get the price in writing?
Yes, always, including whether VAT is included.
When can you start?
That depends on the work and current bookings. We’ll give you dates when we quote, and notifiable work needs notifying before it starts.
Towns and villages near Sydenham
More for properties in Sydenham
Looking after things afterwards
File the result and the paperwork.
Looking after any asbestos that remains:
- Line up the plasterer for afterwards
- Tell us which rooms and roughly how big they are
- Plan around the closed rooms
- Send photos of the coatings
Things not to do
Don’t sand, scrape dry or wire-brush a textured coating before it’s been tested.
Test before the builders arrive.
Can I do it myself?
Never put asbestos in a bin or skip. It must go to a permitted site; check with your council about small amounts.
HSE advises the public not to repair or remove asbestos themselves. Higher-risk materials such as lagging, sprayed coatings and most insulating board must only be dealt with by an HSE-licensed contractor.
Textured ceilings in Sydenham
Sydenham is about 3 miles south-east of East Dulwich, in Greater London. Sydenham has a mix of older and newer buildings, and anything from before 2000 may contain asbestos. We cover all 764 towns and villages in Greater London, from the larger towns to small villages.
If you are refurbishing a rental near Sydenham station, textured ceilings can be tested between tenancies. If your home is one of the older properties in Sydenham, near Church of St Bartholomew or elsewhere, textured ceilings may date from an earlier renovation.
This part of Greater London takes in SE26, SE20 and SE23, and your Artex job can be anywhere in it. From Byne Road, Lucas Road and Cator Road or a nearby road, the process is the same. For properties just outside Sydenham, we cover Penge (1 mile south), Crystal Palace (1 mile south-west), Sydenham Hill (1 mile north-west), Perry Vale (1 mile north-east) and Anerley (1 mile south-west). Within a short drive, we also work in London (5 miles north), City of Westminster (7 miles north-west), Marylebone (8 miles north-west), Kensington (8 miles north-west), St Pancras (7 miles north) and Shoreditch (7 miles north).
Sydenham is in London, inside the Ultra Low Emission Zone, where parking and loading can be restricted: let us know about parking and access when you get in touch.
Other landmarks nearby include Crystal Palace Museum (1 mile west) and St Christopher's Hospice (less than half a mile south-west). Within reach you will find Dacres Wood and Knight's Hill.
- Nearby schools include St Bartholomews's Church of England Primary School (within half a mile north) and Sydenham High School (less than half a mile west)
- Nearby, you’ll find Fox & Hounds pub (0.5 miles north-west)
- Other local spots include Nunhead (2.9 miles north)
Materials, one by one
Artex ceilings
Patterned ceilings are the classic example.
Patched areas
Patches may be newer material.
Step by step
We soften the coating and take it off by hand, with no sanding or dry scraping. Before anything starts, we confirm the areas and materials with you.
- Send photos of the textured surfaces
- We test a sample of each coating
- We talk through the options
- We remove it safely if that’s what you choose
- The waste goes to a permitted site with a consignment note
How to prepare
- Let neighbours know if the work is near them
- Let us know if something’s broken
- Move things out of the way carefully
Getting a price
Tell us about the material, its location and your plans. Then ring 07833 053 749, or send the details through our contact page.
Related guides
Limits to be aware of
Worth knowing before you book:
- Larger-scale steam or gel removal must be notified before it starts, which affects the start date
- We leave the surface ready for your plasterer
- The room being worked on has to be empty and sealed off
If you’re unsure, describe the job and send photos, and we will advise before you book.
Materials in Sydenham
- Textured walls
- Ceiling roses and cornices (coated)
- Swirl and stipple patterns
- Patched or painted coatings
- Artex ceilings
- Coated plasterboard
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.
Community buildings count as non-domestic premises, so the duty to manage applies.
Weighing up your options
Test, leave, cover or remove? Intact coatings with no work planned can often stay; for smooth ceilings or work through the ceiling, removal is usually best. A test can sometimes save the cost of removal altogether, if the material turns out not to contain asbestos.
What you get
- Honest advice, even when the answer is to leave it
- Work planned to HSE guidance and the regulations
- Legal disposal, with paperwork
- Reports and results you can share
See how we quote or published price ranges.
- Identify it first: we test or survey before planning removal
- Work planned to the Control of Asbestos Regulations 2012 and HSE guidance
- Everything in writing: quotes, reports, results and waste notes
- Waste sealed and labelled, then taken to a permitted site