Popcorn damage
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Popcorn damage (by James [NC]) Feb 25, 2021 7:17 PM
       Popcorn damage (by Still Learning [NH]) Feb 25, 2021 7:31 PM
       Popcorn damage (by del [MD]) Feb 25, 2021 7:57 PM
       Popcorn damage (by on [WI]) Feb 25, 2021 8:04 PM
       Popcorn damage (by on [WI]) Feb 25, 2021 8:17 PM
       Popcorn damage (by Sorta Blonde [CA]) Feb 25, 2021 8:35 PM
       Popcorn damage (by on [WI]) Feb 25, 2021 8:43 PM
       Popcorn damage (by Richard [MI]) Feb 25, 2021 8:50 PM
       Popcorn damage (by Richard [MI]) Feb 25, 2021 8:50 PM
       Popcorn damage (by Richard [MI]) Feb 25, 2021 8:50 PM
       Popcorn damage (by Hoosier [IN]) Feb 25, 2021 9:14 PM
       Popcorn damage (by DJ [VA]) Feb 25, 2021 9:15 PM
       Popcorn damage (by Sandy [CO]) Feb 25, 2021 9:36 PM
       Popcorn damage (by Laura [VA]) Feb 25, 2021 9:48 PM
       Popcorn damage (by James [NC]) Feb 25, 2021 10:49 PM
       Popcorn damage (by MikeA [TX]) Feb 25, 2021 10:53 PM
       Popcorn damage (by plenty [MO]) Feb 25, 2021 11:01 PM
       Popcorn damage (by plenty [MO]) Feb 25, 2021 11:01 PM
       Popcorn damage (by James [NC]) Feb 25, 2021 11:04 PM
       Popcorn damage (by MikeA [TX]) Feb 25, 2021 11:34 PM
       Popcorn damage (by Richard [MI]) Feb 26, 2021 6:39 AM
       Popcorn damage (by Still Learning [NH]) Feb 26, 2021 7:03 AM
       Popcorn damage (by James [NC]) Feb 26, 2021 8:02 AM
       Popcorn damage (by Richard [MI]) Feb 26, 2021 9:04 AM
       Popcorn damage (by OKHMBLDR [OK]) Feb 26, 2021 9:10 AM
       Popcorn damage (by J [FL]) Feb 26, 2021 9:34 AM
       Popcorn damage (by gevans [SC]) Feb 26, 2021 9:55 PM
       Popcorn damage (by Vee [OH]) Feb 27, 2021 2:17 PM

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Popcorn damage (by James [NC]) Posted on: Feb 25, 2021 7:17 PM
Message:

Group,

In prep for my normal quarterly maintenance check, I emailed to schedule and asked if there was anything tenant wanted me to specifically look at.

She said, ďoh the shower head cracked and sprayed water upward and hit the ceiling.Ē

There are now two spots, about the size of a dinner plate, where the ceiling is stained and the popcorn ceiling is falling off. Tenant claims to have tried to fix it with tape once, that failed, and they have now covered it with a plastic bag.

The shower head was a cheap one a previous tenant installed and left behind. I donít doubt that the tenant was probably rough on it in some way, but am going to consider it normal wear and tear. My lease states that tenants are to notify me immediately of any damage/issues and if additional damage is caused by not promptly notifying, it is their responsibly. My question is, would you consider the ceiling damage the tenantís financial responsibility? Also, how would you handle the repair? After lease end? Would you try to patch (wont match) or scrap it all?

What say you, oh wise forum? --67.197.xxx.xx




Popcorn damage (by Still Learning [NH]) Posted on: Feb 25, 2021 7:31 PM
Message:

Depends on what the rest of your rental is like. If you have a pristine rental then scrape and redo the whole ceiling. For mine, I offer a clean, safe rental with a responsive landlord at a reasonable price, not perfection. I have gotten pretty good at patching popcorn. It is not a perfect match but good enough for my rentals and tenants. --73.17.xx.xxx




Popcorn damage (by del [MD]) Posted on: Feb 25, 2021 7:57 PM
Message:

You can buy spray cans of ceiling texture spray. Probably not a perfect match for the existing texture but close enough. --157.204.xxx.xxx




Popcorn damage (by on [WI]) Posted on: Feb 25, 2021 8:04 PM
Message:

Why in the first place would you have popcorn splatter in the bath room.

Is it also carpeted.

Look up a little farther. roof leaking .That garbage is tough to remove . --207.200.xxx.xx




Popcorn damage (by on [WI]) Posted on: Feb 25, 2021 8:17 PM
Message:

On your next turn over I would r/r the ceiling

Drywall is cheap and intimagating at first glance

You can cover alot sins but if if isnt ventilated.

You wasted your time --207.200.xxx.xx




Popcorn damage (by Sorta Blonde [CA]) Posted on: Feb 25, 2021 8:35 PM
Message:

They sell 'popcorn' repair in a spray can. If it doesn't exactly match, I've found that popcorn ceilings CAN be painted with a nice soft roller and thick paint. One thick coat only or the popcorn will get too moist and fall off. Been doing this on a 1950's house 4 times now with good results. --68.8.xx.xx




Popcorn damage (by on [WI]) Posted on: Feb 25, 2021 8:43 PM
Message:

I had one place that was built before indoor plumbing was invented. must have been a foyer . back porch .

But still above the cellar.

They added on to this house with rock foundation

smart men .dug below the frost line and thats it .

left all these little crawl spaces --207.200.xxx.xx




Popcorn damage (by Richard [MI]) Posted on: Feb 25, 2021 8:50 PM
Message:

Clear out the bath. Then spray the popcorn with a quart bottle sprayer filled with water until it's wet. Then scrape it all off with a 6 or 10 inch drywall trowel. After it's gone and the ceiling is dry, sand the ceiling to get any tiny spots left. You'll likely need to touch up the ceiling with drywall mud to blend it all together. When that mud is dry, give a light sanding then paint with primer/sealer, then with finish paint (semi gloss, not basic flat. It might take 2 coats of finish paint.

No need to replace the drywall unless it is wasted.

If you want an exhaust fan in the ceiling put it in at the time you fix everything (for convenience).

There is a possibility that the popcorn could have some asbestos in it. That's why you wet it down first -- you don't want the dust everywhere. Wear an N-95 mask when you scrape it and clean up after the popcorn is down with a wet towel/rag completely.

Modern drywall and drywall mud does not have asbestos in it. --24.180.xx.xx




Popcorn damage (by Richard [MI]) Posted on: Feb 25, 2021 8:50 PM
Message:

Clear out the bath. Then spray the popcorn with a quart bottle sprayer filled with water until it's wet. Then scrape it all off with a 6 or 10 inch drywall trowel. After it's gone and the ceiling is dry, sand the ceiling to get any tiny spots left. You'll likely need to touch up the ceiling with drywall mud to blend it all together. When that mud is dry, give a light sanding then paint with primer/sealer, then with finish paint (semi gloss, not basic flat. It might take 2 coats of finish paint.

No need to replace the drywall unless it is wasted.

If you want an exhaust fan in the ceiling put it in at the time you fix everything (for convenience).

There is a possibility that the popcorn could have some asbestos in it. That's why you wet it down first -- you don't want the dust everywhere. Wear an N-95 mask when you scrape it and clean up after the popcorn is down with a wet towel/rag completely.

Modern drywall and drywall mud does not have asbestos in it. --24.180.xx.xx




Popcorn damage (by Richard [MI]) Posted on: Feb 25, 2021 8:50 PM
Message:

Clear out the bath. Then spray the popcorn with a quart bottle sprayer filled with water until it's wet. Then scrape it all off with a 6 or 10 inch drywall trowel. After it's gone and the ceiling is dry, sand the ceiling to get any tiny spots left. You'll likely need to touch up the ceiling with drywall mud to blend it all together. When that mud is dry, give a light sanding then paint with primer/sealer, then with finish paint (semi gloss, not basic flat. It might take 2 coats of finish paint.

No need to replace the drywall unless it is wasted.

If you want an exhaust fan in the ceiling put it in at the time you fix everything (for convenience).

There is a possibility that the popcorn could have some asbestos in it. That's why you wet it down first -- you don't want the dust everywhere. Wear an N-95 mask when you scrape it and clean up after the popcorn is down with a wet towel/rag completely.

Modern drywall and drywall mud does not have asbestos in it. --24.180.xx.xx




Popcorn damage (by Hoosier [IN]) Posted on: Feb 25, 2021 9:14 PM
Message:

Richard MI says what I would do. --99.92.xxx.xxx




Popcorn damage (by DJ [VA]) Posted on: Feb 25, 2021 9:15 PM
Message:

> They tried to fix a plumbing leak with tape instead of notifying you (Why?!)

> Then they covered the damage with plastic, instead of notifying you (Why?!)

That doesn't sounds anything like what the lease says they should do.

MAYBE the thing cracking could be called wear and tear, but the failure to tell you certainly is not. Their inaction clearly caused more damage.

Fix it now, and make them pay - so they learn to notify you of problems.

I would get rid of all popcorn ceiling, in general, whenever possible. Especially since is already peeling off. Just spray the rest of the ceiling in that room with water to soften it, then scrape it all off. --68.229.xxx.xxx




Popcorn damage (by Sandy [CO]) Posted on: Feb 25, 2021 9:36 PM
Message:

Skim coating over the popcorn is another option many are now doing... especially if the popcorn has Asbestos --75.70.xx.xxx




Popcorn damage (by Laura [VA]) Posted on: Feb 25, 2021 9:48 PM
Message:

I handled my popcorn ceilings slightly differently. Mine had been painted, so they were not going to scrape off easily. Instead, I knocked off the larger bits on a dry ceiling with a wide taping knife. Then I lightly skim coated what was left to give me what looked like a knock-down texture. It was not smooth, but the texture was so fine it disappeared from notice. --67.172.xxx.xxx




Popcorn damage (by James [NC]) Posted on: Feb 25, 2021 10:49 PM
Message:

All,

Thanks for the thoughts this far. More context for you.

I would consider this a A- rental. It isnt entirely pristine, but it pretty close and I get above average rents. Built in 2005, 3/2, 1250sqft ranch sfh. Updated (porcelain wood look tile throughout entire house). The only thing I have not done yet is remove the popcorn. I have removed it half a dozen times before in all of my other rentals, so very familiar with the process of removing it. It is in good shape in rest of house (and was in shape in this room).

About the tenant: 3 college girls that have been there for about 9 months. No problems thus far and have paid on time every month. Not sure if they plan to renew yet, but would be happy to do so if they want to.

Back to question at hand: Before re-renting this house (when that time cones), I will definitely remove all of this popcorn from the bathroom (if I dont do it before then). I generally try to avoid any type of multi day renovation with a tenant in the property, unless absolutely required. The drywall under the stains appears to be sound and the bathroom already has an exhaust fan (no window). So would you 1) just spray can patch it while tenant is still there and fix it properly later 2) remove the bathroom poocorn now, while tenant is still there 3) do nothing to ceiling until vacancy?

Thanks all!

--67.197.xxx.xx




Popcorn damage (by MikeA [TX]) Posted on: Feb 25, 2021 10:53 PM
Message:

I would do what Richard said. If it hasn't been painted then likely if you touch it a lot more of it will come loose. Old texture in a steamy environment tends to come lose from the drywall face over time so it shouldn't be hard to get it off. It takes longer to clean up the mess than take it off. The spray can is a quick and ugly fix. In my opinion, it is usually such a poor match that it looks worse than a bare patch of drywall. --68.10.xx.xxx




Popcorn damage (by plenty [MO]) Posted on: Feb 25, 2021 11:01 PM
Message:

I would pay for it... after all they tried. What they didn't do was call first thing when the shower head failed for that they would have to listen to the Mom speech about responsibility and how to act and what to do, and what is expected. I repeat this a few times, usually three and i don't stop taking, use your hands, face expressions, the who thing, jump up and down a little, repeat three times. Training, they need training in this area! --172.58.xx.xxx




Popcorn damage (by plenty [MO]) Posted on: Feb 25, 2021 11:01 PM
Message:

I would pay for it... after all they tried. What they didn't do was call first thing when the shower head failed for that they would have to listen to the Mom speech about responsibility and how to act and what to do, and what is expected. I repeat this a few times, usually three and i don't stop taking, use your hands, face expressions, the who thing, jump up and down a little, repeat three times. Training, they need training in this area! --172.58.xx.xxx




Popcorn damage (by James [NC]) Posted on: Feb 25, 2021 11:04 PM
Message:

Mike,

Are you saying you would do that while the tenant lives there? In my experience, it would be at least a 4 visit repair (day 1 remove existing popcorn, day 2 sand then mud where needed, day 3 sand and prime, day 4 paint). Maybe I can there is some way to speed the process up with heaters in the room? The bathroom is approximately 8ft by 4 ft. --67.197.xxx.xx




Popcorn damage (by MikeA [TX]) Posted on: Feb 25, 2021 11:34 PM
Message:

It can be done in one day. Wet and scrape and put a fan on it while you clean up the mess. Dry any wet spots with a heat gun then sand and use 15 minute set mud. Go to lunch with a fan on it. Sand, prime, fan while cleaning up, paint, head home, fix a margarita.

--68.10.xx.xxx




Popcorn damage (by Richard [MI]) Posted on: Feb 26, 2021 6:39 AM
Message:

In light of what you say about the year built and the tenants, I would use the spray can until the place is vacant. Also, if house was built in 2005, there won't be asbestos in the popcorn as this was banned in 1976 and final stocks with asbestos were used up by 1978. So no worry there. It's the older places that had it.

A tip on asbestos: back from the 1920's, approximately, it was known that asbestos was good for fire retardant. So the manufacturers put it in most everything (over 200 products). Floor tiles, insulation, plaster (drywall was not invented until 1949) and popcorn. The asbestos was found to be a cancer causing product in the 70's and was phased out in 1976. Of course, the manufacturers said it was not fair that they had to get rid of their supplies, so the govt allowed them to "use it up" and the last was used around 1978. A man who worked for me in the 80's, who was an old plaster man told me that asbestos came in 50 pound bags at one time and when he was mixing plaster he would put in a double handfull because the asbestos made the plaster spread easier. And if one double handfull was good, two double handfulls was better. So be careful if you are removing old plaster or drywall/ popcorn ceilings in houses built before 1978. --24.180.xx.xx




Popcorn damage (by Still Learning [NH]) Posted on: Feb 26, 2021 7:03 AM
Message:

3 college girls, quick fix while they are there and a reminder they need to call when there are issues. --73.17.xx.xxx




Popcorn damage (by James [NC]) Posted on: Feb 26, 2021 8:02 AM
Message:

Thanks all. If I go spray can for quick fix while they are there, are you suggesting the spray texture, the stain cover (ie just paint with no texture), or both? There is two spots with missing texture (fell off already) about 4 inches round. For the stain cover, it looks like it is oil based paint. Am I going to be making removal worse for my self at turn over by painting the patch with oil? --67.197.xxx.xx




Popcorn damage (by Richard [MI]) Posted on: Feb 26, 2021 9:04 AM
Message:

Nah! Just use the Kilz stain blocker that is water base.

Use the stain block first or the stain will just show through the spray popcorn. --24.180.xx.xx




Popcorn damage (by OKHMBLDR [OK]) Posted on: Feb 26, 2021 9:10 AM
Message:

What Richard MI said is good advice; I would add, after you clean the area and patch as needed to get a flat smooth surface, I would then install a ceramic tile ceiling over the shower area. Smaller tile will stick with out falling while curing (4x4, 6x6, 3x6 etc.) I use a Loctite glue that comes in a caulking tube, one made for wet areas. Works great and you don't get mastic all over everything. --174.67.xx.xxx




Popcorn damage (by J [FL]) Posted on: Feb 26, 2021 9:34 AM
Message:

Interesting fact about 1978 Richard. I am having popcorn removed and the house was built in 1980. I wanted to be absolutely sure so I had two samples tested at a lab and it came back negative. --72.188.xxx.xxx




Popcorn damage (by gevans [SC]) Posted on: Feb 26, 2021 9:55 PM
Message:

No asbestos in a 2006 popcorn ceiling. I'd do as Richard suggests, and I'd do it with the current tenants in place. And I'd pay for it myself.

Why?

They already know they caused this. They will be happy to have you make the repair...as long as they don't have to pay.

I'd pay for it. You already knew it was a cheap showerhead and left it there, and a smooth ceiling is in, popcorn is out. Time to upgrade.

If you do it now, zero downtime. I love to do repairs with a willing tenant paying the rent while I do them.

They have a second bath, they will be just fine for a few days. --69.80.xx.xx




Popcorn damage (by Vee [OH]) Posted on: Feb 27, 2021 2:17 PM
Message:

Remove the remaining popcorn stuff and paint with semi-gloss adding the mildewcide so the mildew complaints go away, wet rooms need to be smooth or else this happens. --76.188.xxx.xxx



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