Why is my popcorn ceiling cracking or falling down?

Popcorn texture usually cracks or drops because something under it has moved or gotten wet: a past leak, long spells of humidity, or ceiling board that has started to sag. Find out which before you touch it, because on an older house the texture itself may contain asbestos, and falling flakes are the one time it is most likely to be disturbed.

Look for water first

A stain, a brown ring or a soft patch near the cracking points to moisture. Water-based textures wet the face paper and weaken the gypsum core, causing ceiling panels to sag after installation,^[4] and the same handbook ties ceiling board sag to sustained high humidity, an improperly installed vapor retarder, or wetting after installation.^[4] A sagging panel pulls the texture with it, and the texture cracks along the line where the board bows.

Active leaks come from the roof, a bathroom above, or a drain or supply line. Fix the source before anything is repaired: EPA's advice on moisture is to fix plumbing leaks and other water problems as soon as possible and dry all items completely.^[5] If wet or damp materials or areas are dried 24-48 hours after a leak or spill happens, in most cases mold will not grow.^[5] A ceiling that stayed wet longer than that can hide mold above the drywall, so a stained area that smells musty deserves a professional look, not a patch.

Other usual causes

• Movement at the edges. Cracks that run along the wall-ceiling line or follow tape seams are common. USG says cracking at the apex of wall-ceiling angles can be caused by structural movement, improper application of joint compound in the corner angle or excessive build-up of paint.^[4] Seasonal movement of the framing is often enough to open them.
• Old texture letting go. Where the texture was sprayed over dust, a glossy coat or a poorly primed surface, it can lose its grip and drop in flakes, especially after a leak or years of repainting. The weight of added paint layers does not help.
• Vibration and impact. Heavy footfalls from above, a fan mounted to the ceiling or a hit from a ladder can crack a patch loose.

Treat falling flakes as a health question

EPA lists textured paint and patching compounds used on walls and ceilings among the places asbestos may be found.^[2] EPA also says you generally can't tell whether a material contains asbestos simply by looking at it, unless it is labeled.^[1] So in an older home, a ceiling that is shedding texture should be handled as if it might be.

EPA's guidance is to look for signs of wear or damage such as tears, abrasions, or water damage, and to know that damaged material may release asbestos fibers.^[1] It also says that asbestos-containing materials may release fibers when they are disturbed, damaged, removed improperly, repaired, cut, torn, sanded, sawed, drilled or scraped.^[1] EPA's do's and don'ts for homeowners add: "Don't dust, sweep, or vacuum debris that may contain asbestos."^[1]

For slightly damaged material, EPA says sometimes the best way to deal with it is to limit access to the area and not to touch or disturb it.^[1] Keep children and pets out of the room, close the door, and keep the fans and vents off while you find out what you have. If it is more than slightly damaged, repair or removal by a trained and accredited asbestos professional is needed.^[1]

Testing comes first: how to find out if your popcorn ceiling has asbestos explains the process. In Virginia it is unlawful for anyone without an asbestos inspector's license to conduct an asbestos inspection.^[3]

When to call a licensed pro

Call one for the whole job, in this order. A roofer or plumber stops the water. A Virginia-licensed asbestos inspector tests the texture if the house is old enough to raise the question. Then a licensed painting or drywall contractor repairs or replaces the ceiling. Virginia makes it unlawful to contract for compensation to carry out an asbestos project without an asbestos contractor's license,^[3] so if the texture contains asbestos, ask any removal contractor for that license.

DPOR says that if the work is valued at $1,000 or more, a valid Virginia contractor's license is required for the category in which the contractor is to work.^[6] Ask for the license number and look it up before you pay a deposit.

Patching a few flakes is not the cheap fix it looks like. A patch of fresh texture rarely matches, and once the ceiling has been disturbed the tidy answer is often to redo the whole surface. What popcorn ceiling removal involves lays out the work, and what it costs in Virginia covers the price. For other ceiling and wall problems, browse painting answers or the licensed businesses in painting services.

When you are ready, describe the ceiling once and licensed local painters will respond.