Popcorn ceilings still show up in plenty of Seattle homes, and the cost to remove them isn’t always obvious at first glance. Age, height, texture thickness, and even asbestos rules can shift the price more than most people expect.
To keep things clear, we’ll break down the real popcorn ceiling removal cost in Seattle, why the numbers vary, and what the full process looks like from testing to a finished ceiling.
Key Notes
Seattle popcorn ceiling removal averages ~$3.50 per sq ft, with finishes priced separately.
Asbestos testing is mandatory; abatement can raise costs to $9–$20 per sq ft.
Finish choice (smooth, orange peel, knockdown) significantly affects labor and pricing.
Average Popcorn Ceiling Removal Cost in Seattle
Popcorn ceiling removal pricing in Seattle is best understood as two parts: the surface work and the labor required to complete the job safely and cleanly.
For ceilings that test under 1% asbestos, typical base pricing is:
Popcorn ceiling removal: ~$3.50 per sq ft
Orange peel texture finish: ~$2.50 per sq ft
Smooth finish: ~$4.00 per sq ft
These figures cover the removal and finish application only.
Labor costs are calculated separately and depend on:
Total square footage
Ceiling height and room layout
Amount of prep, protection, and repair required
Because of this, two homes with the same ceiling size can receive very different final quotes.
Cost by Room Size (Seattle Averages)
These ranges combine surface pricing plus typical labor for ceilings under 1% asbestos.
Small bedroom (100–150 sq ft): $600–$1,200
Medium living room (250–350 sq ft): $1,300–$2,800
Large room / open layout (400–600 sq ft): $2,200–$4,500
Full home (1,200–2,000+ sq ft): $6,000–$14,000+
Vaulted ceilings, tight access, or extensive drywall repair will push totals higher.
What’s Included In A Popcorn Ceiling Removal Quote?
Popcorn removal isn’t just scraping. A proper quote should cover:
Labor & Removal Work
Most of the cost sits here – careful scraping, edge work, corners, and cleanup.
Room Prep & Protection
Seattle homes often have lower ceilings and tight spaces. Crews need to protect:
Floors
Walls
Fixtures
Outlets
Built-ins
Plastic sheeting, tape, drop cloths – all part of a standard setup.
Debris Containment & Disposal
Textured material must be gathered, bagged, and disposed of correctly. If asbestos is present, disposal requirements are even stricter.
Drywall Repairs & Skim Coating
Once the popcorn is gone, the real work starts. Most ceilings need:
Gouge repair
Skim coating
Sanding
Touch-ups
This is what gets the ceiling smooth and ready for texture or paint.
Finishing & Priming
Some contractors include priming or painting as part of the package. Others quote it separately.
Special Equipment
Vaulted ceilings require scaffolding or lifts, and that adds to the price.
Asbestos Testing or Abatement (Separate Charge)
Testing is mandatory for certain homes, and abatement costs are significantly higher than normal removal.
Asbestos & Popcorn Ceilings in Seattle: What You Need to Know
Popcorn ceilings installed before the early 1980s can contain asbestos. In Seattle, you can’t legally disturb that material until it’s tested.
Why Testing Matters
Asbestos isn’t something you want to guess about. It becomes dangerous when the material is disturbed – exactly what removal involves.
How Asbestos Testing Works in Seattle
Certified AHERA inspectors collect samples, send them to a lab, and report results. Typical cost:
$440+ for inspection and multiple samples
$37 per extra sample
Results in 24 hours to 3 days
What Happens if Your Ceiling Contains Asbestos?
If results show more than 1% asbestos:
A licensed abatement contractor must remove the texture.
They set up containment, negative air pressure, and full PPE.
Debris must be kept wet and disposed of at a hazardous facility.
Seattle abatement costs typically land between $9 to $20 per square foot, often totaling $2,000 to $12,000+.
Fast Patch’s Stance on Asbestos
We do not remove popcorn ceilings with more than 1% asbestos. We defer to certified abatement contractors.
Once abatement is complete and the area is cleared, we can:
Repair the drywall
Skim coat
Re-texture (orange peel, knockdown, smooth)
Paint
If the ceiling tests under 1% asbestos, we can safely refinish it.
Finishing Options After Popcorn Ceiling Removal
Your finish determines the look and part of the cost.
Smooth Finish
~$4.00 per sq ft (surface pricing)
Clean, modern ceiling
Most labor-intensive but most popular
Orange Peel Texture
~$2.50 per sq ft (surface pricing)
Subtle and forgiving
Knockdown Texture
$2.50 to $5.00 per sq ft (pricing varies based on thickness and layout)
Slight texture with a decorative feel
Less Common Options
Skip trowel, ceiling tiles, or wood planks – used mainly for design preference. We specialize in texture matching, so repairs blend seamlessly.
Seattle Permits & Regulations
Non-Asbestos Popcorn Ceiling Removal
No permits are typically required.
Asbestos Abatement
Seattle regulations are strict:
Puget Sound Clean Air Agency (PSCAA) requires notification before removal. Fees apply (around $25).
Licensed abatement contractors must handle friable asbestos.
Homeowners can legally remove asbestos in single-family homes only if they follow every PSCAA safety protocol, but it’s rarely recommended.
When Removal Isn’t the Best Option
Not every ceiling needs scraping.
1. Skim Coating Over Popcorn
If there’s no asbestos, this can flatten the surface without removing the popcorn.
2. Encapsulation
A legal alternative in some cases where the asbestos is sealed rather than removed. $2 to $6 per sq ft.
3. Installing New Drywall
Sometimes it’s faster to install a new layer of drywall over the popcorn.
Frequently Asked Questions
Does popcorn ceiling removal increase home value in Seattle?
Usually, yes. Popcorn ceilings are one of the first things buyers notice in older homes. Removing them modernizes the space instantly and can help your home show better, especially in Seattle’s competitive real estate market.
How long does a typical popcorn ceiling removal take?
Most single rooms take one to two days, depending on size and finish quality. Larger or more complex ceilings take longer, especially if repairs or refinishing are needed afterward.
Can popcorn ceilings be painted instead of removed?
They can, but paint often makes the texture tougher to remove later because it seals the popcorn. If removal is the long-term plan, painting usually creates more work and higher cost down the line.
Can I stay in my home while the popcorn ceiling is being removed?
For non-asbestos ceilings, yes, but you’ll want to avoid the work area due to noise, moisture, and general disruption. If asbestos is present, you must leave the containment zone entirely until certified abatement is complete.
Want An Accurate Popcorn Ceiling Removal Quote?
Get safe guidance, clean workmanship & a ceiling finished right.
Conclusion
Popcorn ceiling removal cost in Seattle isn’t a single flat number (and that’s where most confusion starts).
For ceilings that test under 1% asbestos, base pricing generally starts around $3.50 per square foot for removal, with finishing priced separately. Labor is then calculated based on ceiling size, height, access, and the amount of repair needed after the texture comes down.
Older Seattle homes often need additional prep once the popcorn is removed, which is why total costs can vary even between similar rooms.
If you want clear pricing for your space, we’ll review your ceiling, explain the testing requirements, and walk you through finish options so there are no surprises. Request a free quote and get straight answers from start to finish.
Prices mentioned are general estimates. Final cost depends on damage size, access, texture, and repair scope. Send photos for a fast, accurate quote.
