How Much Does Popcorn Ceiling Removal & Painting Cost in Burlingame, CA? (2026)

Average Cost

$2,371–$4,068

Materials

$527–$1,047

Labor (Peninsula)

$1,325–$2,131

Labor rates in Peninsula are +28% compared to Sacramento Metro baseline.

Popcorn (acoustic) ceiling removal modernizes any room and eliminates a dust-trapping, difficult-to-clean surface. This estimate covers protecting floors and walls, wetting and scraping the texture, skim-coating with joint compound for a smooth finish, sanding, priming, and painting. Ceilings in homes built before 1980 may contain asbestos and require testing before work begins. Pricing per room (average 12×12 room).

Burlingame is located in San Mateo County (Peninsula). Charming tree-lined city with beautiful Craftsman and Tudor-style homes near Broadway Avenue. The local utility provider is PG&E.

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City

Rooms

Materials Included

Joint compound (5-gallon bucket)9 bucket

$108–$225

Ceiling paint - flat white (gallon)9 gallon

$252–$495

Drywall primer (gallon)6 gallon

$132–$252

Plastic sheeting & floor protection1 kit

$20–$45

Sanding screens & pole sander1 kit

$15–$30

Labor(Peninsula +28%)

Drywall / Ceiling Specialist18h @ $51–$83/hr

$922–$1,498

Painter9h @ $45–$70/hr

$403–$634

Contractor Markup28%

0%Avg 30%100%

Materials

$527–$1,047

Labor

$1,325–$2,131

Markup

$519–$890

Estimated Total Cost

$2,371 – $4,068

$790–$1,356 per unit

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California Building Code

California requires asbestos testing before disturbing popcorn ceilings in homes built before 1980. Asbestos removal must be performed by a licensed DOSH-registered abatement contractor.

Project Timeline

Protection & Testing

0.5 day

Cover floors and walls with plastic. For pre-1980 homes, collect a sample for asbestos testing (results in 1–3 days). Remove light fixtures.

Texture Removal

1 day per room

Spray the ceiling with water to soften the texture, scrape with wide drywall knives, and remove all loose material.

Skim Coat & Sanding

1–2 days per room

Apply one or two thin skim coats of joint compound to create a smooth, flat surface. Sand with 150-grit between coats.

Priming & Painting

1 day per room

Apply drywall primer to seal the skim coat, then roll on two coats of flat ceiling paint. Reinstall light fixtures.

Materials Breakdown

Material	Qty	Unit	Unit Cost	Total
Joint compound (5-gallon bucket)	9	bucket	$12–$25	$108–$225
Ceiling paint - flat white (gallon)	9	gallon	$28–$55	$252–$495
Drywall primer (gallon)	6	gallon	$22–$42	$132–$252
Plastic sheeting & floor protection	1	kit	$20–$45	$20–$45
Sanding screens & pole sander	1	kit	$15–$30	$15–$30

Popcorn Ceiling Removal & Painting in Burlingame — FAQ

Does my popcorn ceiling contain asbestos?+

Homes built before 1980 have a higher likelihood of asbestos in popcorn ceilings. A lab test ($25–$50) is required before removal. Asbestos abatement adds $3–$7 per sq ft to the project cost.

Can I just paint over popcorn ceiling instead of removing it?+

Yes, but it will still look dated and collect dust. Painting over popcorn is about 60% cheaper than removal. Some homeowners also choose to install drywall or tongue-and-groove panels over the existing texture.

How messy is popcorn ceiling removal?+

Very messy. Wet scraping creates a slurry that falls to the floor. Professional crews fully protect the room with plastic sheeting. The room should be emptied of furniture beforehand.