Basic choices when dealing with ceiling

Q: My home was built in 1955. I have asbestos "popcorn" ceilings in the two original bedrooms (I had it tested at a lab). It is not falling down or crumbling. One room has already been painted over and the other has not.

My ceiling tiles may also contain asbestos and are original to the home and in good shape.

What is best to do? Spray-paint over it, have it professionally removed or do it myself?

A: The question of what is "best" depends on your pocketbook, aesthetics and future plans for the house. You mentioned three options; a fourth is to do absolutely nothing. If you never touch the ceiling and it's not crumbling, then there's no safety concern and no need for action — unless you don't like the look of a popcorn ceiling.

Doing nothing would obviously be the easiest and cheapest of all options.

If you want the ceilings to match, have no immediate plans to remodel and don't mind the look, then go ahead and paint the ceiling that is not yet painted. And yes, spraying the paint rather than rolling is a good choice.

Painting a popcorn ceiling makes it harder to remove if you want to one day. Too much paint, and getting it too wet too quickly, can make the popcorn actually detach from the ceiling.

So proceed slowly and be aware that airless sprayers will nonetheless move a lot of air near the ceiling along with the paint, which can stir up loose popcorn particles. So use the lowest setting and a respirator.

By the way, these ceilings can be cleaned, if painting doesn't seem like a good option. Acoustic ceiling cleaners do nothing else in their business but clean these types of ceilings, and those with water stains, smoke stains, years of dust and so on.

Professional asbestos removal has become much less expensive in recent years, and the pricing varies greatly from one abatement contractor to another. Professionals will be sure that the home and neighborhood are protected from loose asbestos particles and will sample the air after the project is complete.

If you choose to do it yourself and you are the owner-occupant of a single-family detached home, you can remove up to 10 linear feet or 48 square feet of asbestos per home per year without notifying authorities.

With greater amounts, you must notify Puget Sound Clean Air Agency and pay a $25 fee. For more information, go to www.pscleanair.org or call 206-343-8800 or 800-552-3565. The Web site is packed with information and downloadable instructions for asbestos and popcorn removal.

One thing to remember about popcorn removal is that once it is gone, you will have one very ugly ceiling that will absolutely not be ready for texture and paint. Popcorn was installed when the place was built because it is a shortcut and saves money.

You will need to install one and possibly two coats of drywall finishing mud, along with sanding, then texture, primer and paint.

Darrell Hay is a local home inspector and manages rental properties.