Popcorn (acoustic) ceilings are everywhere in Maryland homes built from the 1960s through the 1980s, from Silver Spring split-levels to Bowie colonials. They trap dust, show every water stain and date a house instantly. Removing them is one of the most noticeable upgrades you can make, but there's one step that has to come first.
STEP ONE: TEST FOR ASBESTOS
Many acoustic ceiling materials made before the 1980s contained asbestos. You cannot tell by looking. Before anyone scrapes, a sample should go to an accredited lab. Testing typically costs $50 to $100 per sample, with results in a few days.
- Negative result: standard removal can proceed.
- Positive result: removal must be done by a licensed asbestos abatement contractor, or the ceiling can be encapsulated or covered instead.
Don't scrape a sample area yourself to “see how it goes.” Disturbing asbestos material is exactly what releases fibers.
HOW REMOVAL WORKS
- Furniture removed, floors and walls fully covered in plastic.
- Texture misted with water and scraped off.
- Drywall seams and dings repaired; the ceiling is skim coated where needed.
- Sanded, primed and painted flat white.
Ceilings that were painted over are harder; paint seals the texture so it won't soften with water. Those often need more scraping and a full skim coat.
WHAT IT COSTS
| Option | Typical DMV Cost |
|---|---|
| Remove texture, patch, prime and paint (unpainted, tested negative) | $2.00 – $4.00 per sq ft |
| Painted-over texture or full skim coat needed | $3.50 – $6.00 per sq ft |
| Cover with new 1/4″ drywall instead of removing | $4.00 – $7.00 per sq ft |
| Licensed asbestos abatement (positive test) | Often $6 – $15+ per sq ft, plus finishing |
A typical 12×14 bedroom runs about $500 to $1,000 for standard removal and finish. Whole-house jobs bring the per-foot price down.
REMOVE OR COVER?
Covering the ceiling with thin new drywall skips the scraping, contains whatever is up there, and gives a flat new surface. It costs a little more and slightly lowers the ceiling, but it's often the best choice for painted or damaged texture and for positive asbestos tests where abatement is costly.
Plan ceiling work before new floors and wall paint. Ceiling removal is the messiest job in the house, and it should happen first.
Want smooth walls too? See turning textured walls smooth.
RELATED READING
TEXTURED WALLS TO SMOOTH: SKIM COAT COST
Orange peel and knockdown to a smooth Level 5 finish: process, timeline and price per square foot.
DRYWALL REPAIR COST GUIDE FOR DC, MD & VA (2026)
What drywall repair actually costs in the DMV — from small patches to water damage, full panel replacement, and skim coating.
WATER STAIN ON THE CEILING: WHAT TO DO
Find the source, decide if the drywall stays, and cover the stain so it never bleeds through.
Planning a project? See our Drywall Repair service page for scope, process and recent work.
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