Does Removing the Popcorn Texture From Your Ceilings Increase Home Value?

The pros and cons of popcorn

Popcorn ceilings were once a popular choice for homeowners, offering an easy and cost-effective way to conceal imperfections. While they have their advantages, like affordability and soundproofing, there are also notable downsides to consider, especially when it comes to maintenance and aesthetics. Here’s a breakdown of the pros and cons to help you decide whether keeping or removing a popcorn ceiling is the right choice for your home.

Pros of popcorn ceilings:

• Hides imperfections: Popcorn ceilings are great for concealing flaws like cracks, leaks, and poor workmanship, which are hard to cover with a flat finish.
• Affordable and easy installation: Cheap and simple to apply, even for DIYers, saving on both time and labor costs. It’s often less expensive than painting, especially when masking imperfections.
• Noise dampening: The texture helps reduce sound, making it ideal for multi-story homes or noisy areas.
• Time-saving: Quick to apply compared to other ceiling finishes, and a skilled homeowner can do it without hiring a contractor.

Cons of popcorn ceilings:

• Moisture sensitivity: Popcorn ceilings don’t handle moisture well. In bathrooms or kitchens, humidity can cause the texture to loosen and fall off.
• Difficult to clean: The rough surface attracts dust, dirt, and cobwebs, making it hard to maintain.
• Aesthetic drawbacks: The craggy texture casts harsh shadows, making rooms feel smaller and darker. “Popcorn [texture] is very hard to clean and to keep clean,” Schutte says. “It attracts dust and creates shadows. Whenever you take it off, it makes a room feel much more vibrant.”
• Repair challenges: If damaged, repairs are difficult. The damaged section must be cut out and matched, but it’s almost impossible to get the texture and color perfectly right without doing the whole ceiling.
• Heavy texture: Painting popcorn ceilings can be tough due to their weight, which may be a consideration if you plan to redecorate in the future.
• Asbestos risk: Older popcorn ceilings may contain asbestos, a dangerous carcinogen. If your ceiling was installed before 1977, it’s essential to check for asbestos.

What about asbestos concerns?

Deciding whether to remove a popcorn ceiling can be tricky due to the potential presence of asbestos. Asbestos is a naturally occurring mineral fiber found in rock and soil. When inhaled, it can cause serious diseases like lung cancer, asbestosis, and mesothelioma.

For decades, asbestos was commonly used in various building materials, including popcorn ceilings. The Environmental Protection Agency (EPA) notes that while asbestos has been banned in many products between 1973 and 1990, homes built before the late 1980s may still have asbestos-containing popcorn ceilings.

It’s important to note that you can’t visually identify asbestos. Scraping a sample for testing can release harmful fibers into the air, making the situation worse. The EPA recommends leaving intact material that isn’t being disturbed, such as during remodeling. If your ceiling is damaged or you’re concerned about asbestos, it’s best to consult with a professional asbestos remover. They can safely test for asbestos and guide you through proper removal.

For a DIY option, spraying water on a small area before taking a sample can help avoid disturbing the material. Accredited testing companies, like EMSL Analytical, offer testing services that start at $95, with a two-week turnaround.

The good news is that newer popcorn ceilings, made with polystyrene or Styrofoam, do not contain asbestos, so there’s no need for concern if you have one of those.

Popcorn ceiling removal is costly — and messy

Removing a popcorn ceiling can be costly and messy, with fine white dust spreading everywhere. While you can do the project yourself — especially if there’s no asbestos involved — be prepared for a significant amount of work.

The good news is that this DIY project doesn’t require many special tools. Here’s what you’ll need for popcorn ceiling removal, along with the average prices:

• Asbestos test kit: $10 to $30
• Drywall taping knife or putty knife: $5 to $15
• Plastic sheeting: $10 to $20 (for a roll)
• Painter’s tape: $5 to $10
• Drywall mud pan: $5 to $15
• Garden sprayer: $15 to $25
• Safety goggles: $5 to $15
• Dust mask: $3 to $10
• Sandpaper: $5 to $10
• Sander: $25 to $100 (depending on type)
• Ladder: $50 to $150 (for a standard ladder)
• Paint: $20 to $50 per gallon (depending on type)

The total for materials will run you about $100 to $500, depending on the quality of your tools and supplies.

Start by clearing the room or moving furniture to the center and covering everything with drop cloths and plastic sheeting. Spray a small section of the ceiling — about 10 square feet — with warm water, let it sit for about 20 minutes, and then scrape off any loosened material.

Experts recommend patching any trouble spots with drywall compound, smoothing it with a drywall knife, and finishing with a primer and paint.

For a sleek, modern look, you can skim coat the ceiling with drywall compound and paint it for a smooth “executive” feel. Alternatively, a knockdown texture, applied with a sprayer, can add visual interest while masking imperfections — without the outdated popcorn appearance.

However, homeowners prepping their property for sale often shy away from this project due to the mess and disruption. On the other hand, home flippers, who aren’t living in the house during the renovation, are more likely to tackle it. “For homeowners living in the space, we discuss popcorn ceiling removal, but they rarely go through with it because of the cost and inconvenience,” Schutte says.

If you decide to hire a professional, Angi says it will cost between $927 and $3,043. On average, homeowners spend about $1,985 for the entire project.

If asbestos is found, expect to pay the professional additional fees of $75 to $200 per hour, in addition to the remediation cost.

But can removing a popcorn ceiling add resale value?

It really depends on the market. While the immediate return on removing a popcorn ceiling may not be significant, the perceived value increases depending on buyer expectations for the home’s size and price range.

For example, a $200,000 home with a popcorn ceiling may sell quickly due to high demand and limited supply, making ceiling removal less of a priority, according to Schutte. However, in the case of a larger, higher-priced home — say, one in the $700,000 range — buyers might hesitate if the property requires updates. Why settle for an older home in need of repairs when a newly built one with modern amenities is available for a similar price?

“The larger the house, and the more expensive the home, the more prone I am to say that it needs to get done — and it’ll add value by getting it done,” Schutte says. “One of the updates that somebody would want to see in that pricier home is getting rid of popcorn ceilings.”

Schutte estimates that removing a popcorn ceiling would add $25,000 to $35,000 in value for a large estate executive home. For a home of about 1,400 square feet costing about $200,000, he estimates an added value of about $2,500 — essentially, close to what a homeowner might put into the project.

Mike Ford, a general certified real estate appraiser serving greater metropolitan Los Angeles and a member of the American Guild of Appraisers, says removing a popcorn ceiling could contribute to an increase in value for a high price range.

But for a home valued at around $200,000, he believes spending $2,500 on ceiling removal likely isn’t worth the investment. “The popcorn may be hiding ceiling cracks that could lead to even higher repair costs,” he adds.

Rather, a property’s overall condition and appearance will dictate the value more than a single item, Ford added. “A freshly scraped ceiling may add zero value if the entire interior needs new paint and everything else about the house is outdated.”

He advises looking at comparative sales and current market conditions to prioritize updates (new flooring, sprucing up the kitchen and bath) before tackling a popcorn ceiling.

Other popcorn ceiling fixes

If you’re still concerned that your popcorn ceiling looks dated, there are ways to hide it without tearing it down completely.

Pressed tin ceiling – A beautiful but expensive option.
Track system ceiling – A simpler, cost-effective alternative with various design styles.
Beadboard ceiling – A classic, easy-to-install option that offers a rustic feel.
Wood paneled ceiling – Adds warmth and texture with lightweight cedar planks.
Wallpaper ceiling – Works if the texture isn’t too heavy, or after applying a skim coat.
Plywood ceiling – Simple yet striking, using plywood with 1×4 boards for a coffered look.
Painted textured ceiling – A quick, low-cost way to refresh a ceiling with color.
Skim coat or drywall – A method to smooth the texture by applying a thin layer or adding new drywall.
Tin, wood, aluminum, faux tin, or copper tiles – Stylish options that can add character and elegance to the ceiling.

Faux tin ceiling tiles range from $1 to $7 per square foot. To cover a popcorn ceiling, you’ll need to knock off any large low-hanging pieces and apply a multi-surface primer and sealer such as Kilz Klear (about $25 a gallon) to provide a clean surface for the tile’s glue, such as Loctite adhesive (about $5 to $13 per tube).

Armstrong Ceilings makes a version of ceiling planks that resemble wood that install directly to joists or an existing ceiling, with detailed instructions to cover damaged plaster, drywall, or popcorn ceilings. Prices start at $1.48 per square foot.

A popcorn ceiling looks significantly better once it’s clean and bright. Start by protecting the room with drop cloths or plastic sheeting, just as you would for any major painting project. Then, equip yourself with a dust mask, safety goggles, and a hair covering before using a feather duster to gently remove dust and debris from the surface.

Next, use a foam roller to apply a fresh coat of paint, working in one direction to prevent the popcorn texture from peeling when it gets wet. For stains or tough spots, apply spray paint to those areas first, allowing it to dry before rolling on the rest of the ceiling.

Fresh paint reduces a popcorn ceiling’s porosity, making it less likely to collect dust. Soft lighting from table and floor lamps can also minimize harsh shadows, helping the texture appear more subtle and refined.

If removing your popcorn ceiling feels too costly or labor-intensive, consider embracing its potential by refreshing it and showcasing it in a whole new way. With the right updates, it can become an asset rather than an eyesore, adding character and charm to your space.

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