Homes and condos built from the 1960s into the 1990s across Broward, Palm Beach and Miami-Dade still carry the sprayed texture people call popcorn or cottage cheese, and popcorn ceiling removal is one of the most requested interior jobs we do. J. Perry & Sons handles it within our drywall services: we confirm a lab result where the ceiling is old enough to need one, scrape, repair the board, skim and sand to a smooth finish ready for primer. The work is mostly residential, so the residential drywall page covers the surrounding project.
Popcorn ceiling removal cost: $5–$7 per sq ft to smooth Level 4
| Scope | Unit | Installed range |
|---|---|---|
| Popcorn removal: protect, wet scrape, repair, skim, sand to Level 4 | per sq ft of ceiling | $5–$7 |
| Skim coat to smooth an existing knockdown, orange peel or already-scraped ceiling | per sq ft | $4.50–$8 |
| Sprayed texture on a concrete condo ceiling | per sq ft | top of $5–$7, confirmed after a sample area |
| Painted popcorn that will not soften with water | per sq ft | top of $5–$7 |
| Prime and paint the finished ceiling | per room or house | quoted with interior painting |
About these prices. These ranges are starting points based on typical South Florida projects. Your final price depends on the condition of the property, access, the materials or system specified and the full scope of work. We confirm every number after we review your project in person or from the drawings, and the price in your signed proposal is the one that applies.
Lab testing and any abatement are separate and done by others. Furniture moving, ceilings over 10 ft and stairwells add labor. A whole house with popcorn throughout is priced from the per-square-foot rate above, before paint.
Test before anyone scrapes
Is your ceiling from before the 1980s, or do you not know how old it is? Then it gets tested first. Some older ceiling textures contain asbestos, and you can't tell by looking. The order is fixed: a small sample goes to an accredited lab and nobody scrapes until the result is back. A negative result means we proceed. A positive result means a licensed asbestos abatement contractor removes the texture under their own rules, and we come back for board repair, skim and finish after they clear the space. We ask to see the lab result before demolition on any older ceiling, and buildings that manage their own work often want it on file too. The guide to asbestos testing for popcorn ceilings has the detail.
Send photos of your ceilings and your home's square footage through our project form, and we'll send a free range the same day.
What kind of ceiling do you have?
Popcorn on drywall. The most common case. Unpainted, it softens with water and comes off with a wide blade. What lies under it is usually rough: tape seams that were never finished well, screw pops and gouges. A cottage cheese ceiling is the same material with a lumpier spray, so cottage cheese ceiling removal follows the same steps and price.
Painted popcorn. Paint seals the texture so water can't soak in. It takes longer to remove, or in some rooms we knock the texture down and skim over it. Either way it sits at the top of the range. See painting popcorn vs removing it.
Sprayed ceiling on concrete. Many condos have texture applied straight to the slab above. Owners often call it a stucco ceiling. Removal means scraping or grinding, a bonding primer and a heavier skim, since concrete is never as flat as drywall. See stucco ceiling removal in condos.
Knockdown, orange peel or stipple. Not popcorn, but many owners want those smooth too. Stipple ceiling removal, and textured ceiling removal in general, usually means a full skim coat that flattens the pattern without scraping.
Can't tell which one is over your head? Call (561) 556-7509 or send a close-up photo through our project form, and we'll identify it for you.
How we remove a popcorn ceiling
- Lab result checked on any ceiling old enough to need one.
- Protect the room. Floors covered, walls masked in plastic to the ceiling line, AC returns sealed, fixtures and smoke detectors taken down.
- Wet and scrape. Small sections misted and scraped while soft, debris bagged daily.
- Repair the board. Loose tape re-set, screw pops reset and filled, cracks taped.
- Skim coat. One or two full skims across the whole ceiling, not just the bad spots.
- Sand and light-check. Sanded with dust control and checked under a work light at a low angle.
- Prime and paint. A primer suited to fresh compound, then ceiling paint when painting is in scope.
Smooth or knockdown after removal
Torn between smooth and knockdown? Smooth is what most owners ask for. It reads cleaner with recessed lights and modern trim, and it shows every flaw, which is why the skim matters more than the scrape. A knockdown texture (sprayed compound flattened with a wide knife) hides more and takes a little less to finish, but it looks dated to many buyers. If you plan to sell, smooth is the safer choice. If your ceiling has a sag or waves you won't fix, a light knockdown may be the better call, and we'll tell you after we see it. The full comparison is in the guide to knockdown vs smooth ceilings.
South Florida details that affect ceiling work
Humidity slows compound drying, so the AC keeps running and we plan dry time between coats instead of forcing a sand that clogs. Condos usually limit work hours and noise, require a certificate of insurance and set a debris route. Concrete ceilings in high-rises need a bonding primer or the skim can delaminate (peel away) later. A stain from the unit above gets a stain-blocking primer, and the leak is stopped first. When the scope needs a permit, we pull it; see permits and compliance. You can stay in your home: a typical room takes two to three days including dry time, and a whole house runs one to two weeks.
Living in a condo with work-hour rules? Call (561) 556-7509 and we'll plan the job around your building's schedule.
What a popcorn ceiling estimate includes
- Ceiling square footage by room and ceiling height
- Lab result on file, or a note that testing comes first
- Protection, scraping, board repair, skim coats and sanding
- Finish level and texture: smooth or knockdown
- Primer and paint if included
- Debris removal and daily cleanup
- Workmanship warranty on every job; materials carry the manufacturer's warranty. Terms are in your written contract.
Related drywall services
- Drywall repair: patches and water damage under the old ceiling.
- Level 5 drywall finish: for dark paint and raking light on a new smooth ceiling.
- Drop ceilings and soffits: tray and soffit work while the ceiling is open.
- Commercial drywall and ceilings: ceiling work in tenant spaces.
Popcorn ceiling removal by city
Drywall in Fort Lauderdale · Drywall in Boca Raton · Drywall in Delray Beach · Drywall in West Palm Beach · Drywall in Pompano Beach · Drywall in Hollywood · Drywall in Miami
Planning guides: Popcorn ceiling removal cost · Smooth ceiling skim coat after popcorn · Drywall Level 5 finish explained
Prefer to send photos or plans? Send us your project
Popcorn ceiling removal FAQ
How much does popcorn ceiling removal cost per square foot? $5–$7 per square foot of ceiling scraped, repaired and skimmed to a smooth Level 4 finish. Paint is quoted with interior painting. Final pricing is confirmed after we review your project.
Does my popcorn ceiling need an asbestos test? If it dates from before the 1980s, or you don't know its age, yes. A sample goes to a lab first. A positive result means a licensed abatement contractor removes it and we finish the ceiling afterward.
Can you remove a sprayed ceiling in a condo? Yes. Texture on a concrete ceiling is scraped or ground, primed with a bonding agent and skimmed. It sits at the top of the range and we confirm the price after a sample area.
Can I just paint over popcorn? You can, but paint makes later removal harder and stains come back through. Owners who plan to stay usually prefer removing it once.
What should I ask popcorn ceiling removal contractors before I hire one? Ask three things. Will they see a lab result before scraping an older ceiling? Does the price include repairing and skimming the board, or only scraping? And what finish level do they leave, smooth Level 4 or a quick knockdown over the scrape? A low price that stops at scraping leaves you with a rough ceiling and a second bill.
How do I get an exact price? Send photos of each ceiling and the approximate room sizes through our project form, or call. We confirm the lab result status, walk the house and put the per-square-foot rate for each room in the written scope.
Free estimate — call (561) 556-7509 or send us your project. Licensed Florida general contractor CGC1540699. Serving Broward, Palm Beach and Miami-Dade counties.