We at Texora Painting & Drywall do popcorn ceiling repair and removal in Delta and Tsawwassen, BC. One of the two partners looks at the ceiling with you, one of our three uniformed crews patches or removes the texture, and the written estimate names your 1, 2 or 3-year workmanship warranty. Pre-1990 ceilings get asbestos testing before anyone touches them.
One of the two partners looks at the ceiling and the age of the home with you, and pre-1990 ceilings get asbestos testing before anyone touches them. We don't work on confirmed asbestos-containing material, and we go ahead only after clearance is confirmed. Your written estimate names patch or removal, the finish and your 1, 2 or 3-year workmanship warranty term.
Popcorn ceiling (also called acoustic ceiling texture, cottage cheese ceiling, or stucco ceiling) was one of the most widely used ceiling finishes in North American homes from the 1960s through the early 1990s. In Tsawwassen and Ladner, where significant residential development occurred in the 1970s and 1980s, popcorn ceilings are extremely common.
Popcorn texture traps dust, is nearly impossible to clean, shows water stains prominently and makes rooms feel lower and darker. We remove popcorn ceilings throughout Delta.
Our interior painting service can cover the room once the ceiling work is complete.
Best for: small areas of physical damage (a water stain, a section knocked by furniture, a hole from a fixture). We spray-match the existing texture and blend the patch into the surrounding area, after asbestos testing on any pre-1990 ceiling.
Aged popcorn settles and fades, so an exact match is rare, but we get as close as possible with acoustic spray compound. If you are not planning to repaint the whole ceiling, a patch repair is the most practical option.
Best for: modernizing your home, preparing for sale, removing heavily damaged or stained popcorn, or addressing asbestos concerns. Full removal leaves smooth, skim-coated ceilings that look like new construction.
| Option | Best for | What we do | Result |
|---|---|---|---|
| Patch repair | Small areas of physical damage: a water stain, a section knocked by furniture, a hole from a fixture | Spray-match the existing texture with acoustic spray compound and blend the patch into the surrounding area | Aged popcorn settles and fades, so an exact match is rare; repainting the whole ceiling after the patch evens it out |
| Full removal | Modernizing your home, preparing for sale, heavily damaged or stained popcorn, or asbestos concerns | Mist and scrape the texture, then one to two coats of skim coat compound, drywall primer and paint | Smooth, skim-coated ceilings that look like new construction |
| Any pre-1990 ceiling | Both options | Asbestos testing before anyone touches it; if asbestos is present, a licensed abatement contractor removes it first, as WorkSafeBC requires | We go ahead only after clearance is confirmed |
A water stain, a section knocked by furniture or a hole left by a fixture is best handled as a patch, matched with acoustic spray compound. Heavy damage or staining, damage in more than one room, or a ceiling that traps dust and makes the room feel lower and darker is where full removal and a smooth, skim-coated finish make sense.
For homes built before 1990, testing is mandatory before we begin. We can recommend certified asbestos testing services in Delta.
Results come back from the testing service before we schedule the work. If asbestos is found, a licensed abatement contractor must remove the material before we can proceed.
Removal is wet and messy, so floors, furniture and every other surface go under plastic sheeting before the first scrape.
The ceiling is lightly misted with water to soften the texture. Once the texture has absorbed enough moisture to release (usually 15–20 minutes), it is scraped cleanly from the drywall below using wide scrapers. Care is taken not to gouge the drywall face, which would require additional repair work.
After scraping, the bare drywall surface has minor imperfections, screw dimples, and slight texture from the old material. We apply one to two coats of skim coat compound to create a smooth, flat surface.
The skim-coated ceiling is primed with drywall primer and painted in your chosen colour and sheen. Flat paint is the standard for ceilings because it hides any minor surface irregularities better than any other sheen level.
Featured Google reviews
Word for word from our Google reviews.
“Absolutely amazing work! The attention to detail and professionalism really stood out, and the final result completely exceeded expectations”
“They’re great and efficient. Definitely recommend!”
“Quilty work and service. Very nice and exceptional. Really recommended”
“Excellent work. Personable and professional. I am very pleased and recommend their work,”
“Great friendly people easy to work with, I am very pleased with the patch and paint job the did to my bathroom. Looks fresh! Thank you! I will look to them for future projects.”
“Texora Painting did an excellent job! The finished work looks fantastic, and everything was completed quickly and professionally. I was especially impressed with how thoroughly they cleaned up afterward—they left everything neat and tidy. Great workmanship and service from start to finish. I would definitely recommend them to anyone looking for quality painting and repair work.”
Popcorn ceiling texture applied before 1990 in BC may contain chrysotile asbestos. This was a common additive in spray-texture products of that era. Homes in Tsawwassen and Ladner built between the 1960s and late 1980s are at particular risk.
Disturbing asbestos-containing material without testing and proper abatement is illegal under WorkSafeBC regulations and dangerous to your health. Before any popcorn ceiling removal, have the material tested by a certified asbestos inspector. If asbestos is present, a licensed abatement contractor must remove it, and we proceed only after clearance is confirmed, since we do not work on confirmed asbestos-containing materials.
Popcorn removal with skim coat: approximately $2–$4 per square foot. A 200 sq ft living room ceiling runs $400–$800. Painting is additional at $0.80–$1.50/sqft for ceiling only.
Asbestos abatement, if required, is a separate cost. Full-house removal projects receive volume pricing. Contact us for a written quote; one of the two partners looks at the ceiling and the age of the home with you.
Cracks, water damage, and sagging ceiling repair.
Ceiling drywall repair in Delta & Tsawwassen →Texture repair matched to any wall or ceiling surface.
Drywall texture matching in Delta, BC →Expert skim coat and finishing after removal.
Drywall taping & finishing in Delta, BC →Complete interior painting once ceilings are ready.
Our Work
Before and after photos from Texora jobs.
See more of our project photos → Get my free quote →
Popcorn texture applied before 1990 in BC frequently contained chrysotile asbestos, which was added to the spray compound for durability and fire resistance. In Tsawwassen and Ladner, where many homes were built in the 1970s and 1980s, this is a very real concern. Only a test by a certified asbestos professional tells you for certain, and the texture should not be disturbed before that test, since even minor scraping can release fibres.
After confirming no asbestos is present (or completing abatement if it is), the ceiling is misted with water to soften the texture, then scraped clean with wide scrapers. The bare drywall is then skim-coated one to two times to create a smooth surface, sanded, primed, and painted. The scraping phase generates significant debris, so thorough room protection is essential.
Removal and skim coat runs approximately $2–$4 per square foot of ceiling area. A 200 sq ft room is roughly $400–$800 for removal and skim coat.
Painting is additional. For asbestos-containing ceilings, licensed abatement is an added cost that varies depending on the contractor and extent of the work, typically $500–$2,500 for a residential room.
A single room gets removal and a first skim coat, then a final skim coat, sanding and priming once that's dry, with painting after the primer dries. Your written estimate sets out the schedule for your rooms.
Yes, we can patch damaged sections using acoustic spray compound matched to the existing texture, after asbestos testing on any pre-1990 ceiling. Aged popcorn has yellowed, settled and been painted over many times, so an exact match is very difficult; we get as close as possible, and repainting the whole ceiling after the patch evens it out.
If more than one room is affected, full removal is often worth considering.
After removal and skim coating, the ceiling gets drywall primer and paint. You can keep it smooth and flat, the current standard in new construction, or add a subtle new texture like knockdown or orange peel if you prefer a softer look.
For modern aesthetics, ease of cleaning, light reflection, and resale value, smooth ceilings are strongly preferred over popcorn, and rooms feel larger and more open with them.
No building permit is required for cosmetic ceiling work, but if asbestos is present, WorkSafeBC requires that removal be performed by a licensed abatement contractor.
This is a legal requirement. Attempting DIY asbestos removal puts you, your family, and your neighbours at risk and is illegal.
We work in Ladner and Tsawwassen, across Delta, and in Coquitlam, Port Coquitlam and Port Moody. We are based at 1299 56 St in Tsawwassen, and Highway 17A, 56 Street and Ladner Trunk Road connect Tsawwassen with Ladner Village. In the Tri-Cities, Barnet Highway, Lougheed Highway and Ioco Road connect Port Coquitlam with Port Moody.
Read customer reviews or open the verified Texora Painting & Drywall business profile.
Open Texora's Google profileThe map is provided by Google Maps. Google may receive your IP address and use its own cookies.
We use cookies to improve your experience and understand our traffic. See our Privacy Policy & Cookie Policy.