Popcorn ceiling removal is one of the most requested interior jobs in Broward, Palm Beach and Miami-Dade, because so many homes and condos built from the 1960s into the 1990s still have the sprayed "cottage cheese" texture. J. Perry & Sons removes it as part of our stucco and drywall finishes work: confirm a lab test where the ceiling is old enough to need one, scrape, repair the board, skim coat and sand to a smooth finish ready for primer and paint. Scraping and skimming to a Level 4 smooth ceiling runs $5–$7 per sq ft of ceiling.
Popcorn Ceiling Removal Cost: $5–$7 per sq ft to a smooth Level 4 ceiling
| Scope | Unit | Installed range |
|---|---|---|
| Popcorn ceiling removal: protect, wet scrape, repair, skim, sand to Level 4 | per sq ft of ceiling | $5–$7 |
| Level 5 upgrade for dark paint or raking light | per sq ft | +$1.50–$2.50 |
| Skim coat to smooth an existing knockdown, orange peel or already-scraped ceiling | per sq ft | $4.50–$8 |
| Stucco or 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 |
Lab testing and any abatement are separate and done by others. Furniture moving, high ceilings over 10 ft and stairwells add labor. A 1,500 sq ft house with popcorn throughout usually lands around $7,500–$10,500 before paint.
Test before anyone scrapes
Some older ceiling textures contain asbestos, and you cannot tell by looking. On ceilings from before the 1980s, and any time the age is unknown, the safe order is: a small sample goes to an accredited lab first, and nobody scrapes until the result is back. If the result is negative, we proceed. If it is positive, removal belongs to a licensed asbestos abatement contractor under their rules, and we come back for the board repair, skim coat and finish after they clear the space. We ask to see the lab result before demolition starts on any older ceiling. Condo associations often require the result on file too.
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com. Send photos of the ceilings and the home's square footage and we'll send a same-day range.
Popcorn, cottage cheese and stucco ceilings: what you are dealing with
Popcorn or cottage cheese texture on drywall. The most common case. Unpainted, it softens with water and comes off with a wide blade. What is underneath is usually rough: tape seams that were never finished well, screw pops and gouges.
Painted popcorn. Paint seals the texture so water cannot soak in. It takes longer to remove, or in some rooms we knock it down and skim over it. Either way it lands at the top of the range.
Stucco ceiling on concrete. Many South Florida condos have a sprayed texture applied right to the concrete slab above. Stucco ceiling removal there means scraping or grinding, a bonding primer and a heavier skim, because concrete is never as flat as drywall.
Knockdown or orange peel. Not popcorn, but many owners want those smooth too. A full skim coat at $4.50–$8 per sq ft flattens them without scraping.
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 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 with a work light at a low angle.
- Prime and paint. A primer suited to fresh compound, then two coats of flat ceiling paint if painting is in our scope.
Knockdown vs smooth after removal
Smooth is what most owners ask for, and it reads cleaner with recessed lights and modern trim. It also shows every flaw, which is why the skim matters more than the scrape. Knockdown hides more and costs a little less to finish, but it looks dated to many buyers. If you are selling, smooth is the safer choice; if the ceiling has structural sag or waves you will not fix, a light knockdown can be the honest answer. We will tell you which one your ceiling supports after we see it.
South Florida details that affect ceiling work
Humidity slows joint compound drying, so we keep the AC running and plan dry time between coats rather than rushing a sand that clogs. Condos usually limit work hours and noise, require a certificate of insurance and want debris taken out through a specific route. Concrete ceilings in high-rises need a bonding primer or the skim can delaminate later. Leaks from the unit above show up as stains that must be primed with a stain-blocking primer, and the source fixed first. We handle permits when the scope needs one; details are on our permits and compliance page.
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 (Level 4 or Level 5) 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 and ceiling services
- Drywall repair: patches, water damage and texture matching.
- Drywall finishing Level 3, 4 and 5: finish levels explained and priced.
- Drop ceilings, soffits and ceiling details: tray and soffit work while the ceiling is open.
- Interior painting: ceilings and walls after the finish.
Popcorn ceiling removal by city
- Stucco and drywall in Fort Lauderdale
- Stucco and drywall in Boca Raton
- Stucco and drywall in Delray Beach
- Stucco and drywall in West Palm Beach
- Stucco and drywall in Pompano Beach
- Stucco and drywall in Hollywood
- Stucco and drywall in Aventura
- Stucco and drywall in Miami
Planning guides: Popcorn ceiling removal cost · Level 5 drywall finish explained · Interior painting cost
Popcorn ceiling removal — FAQ
How much does popcorn ceiling removal cost per square foot? $5–$7 per sq ft of ceiling scraped, repaired and skimmed to a smooth Level 4 finish. Level 5 adds $1.50–$2.50, and paint is quoted with interior painting.
Does my popcorn ceiling need an asbestos test? If it dates from before the 1980s or you do not know its age, yes. A sample goes to a lab first; a positive result means a licensed abatement contractor removes it, then we finish the ceiling.
Can you remove a stucco ceiling in a condo? Yes. Sprayed texture on a concrete ceiling is scraped or ground, primed with a bonding agent and skimmed. It lands at the top of the range and we confirm with a sample area.
Can you just paint over popcorn instead? You can, but paint makes later removal harder and does not hide stains for long. Most owners who plan to stay prefer removing it once.
How long does it take and can we stay in the house? A typical room takes two to three days including dry time; a whole house runs one to two weeks. You can live there, but the rooms being worked on are closed off.
How do I get an exact price? Call (561) 556-7509 or email jperrysonsgc@gmail.com with photos and rough dimensions. A written estimate is typically ready within 24–48 hours after a site review and scope confirmation.
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com. Licensed Florida general contractor CGC1540699. Serving Broward, Palm Beach and Miami-Dade counties.