Smooth walls and ceilings are made before the paint goes on. This page covers the three jobs that most often come first in Ann Arbor homes: taking down wallpaper, dealing with popcorn ceilings and repairing drywall or plaster.
Price ranges on this page are national figures published by HomeGuide for 2026. They are not our quotes. Local labor, paint prices and the condition of your own walls or siding move the number up or down. Last checked October 2026.
Can you paint over wallpaper?
You can paint over wallpaper, but it is rarely the best choice. Seams show, edges lift and the water in paint can loosen the paste and cause bubbles. Removal gives a better result.
The exception is paper that was glued to bare drywall and will tear the wall apart if pulled. That paper is sealed with an oil-based or sealing primer, the seams are skimmed and then it is painted.
How much does wallpaper removal cost?
Wallpaper removal has a national cost of $0.80 to $3.00 per square foot, or $320 to $1,200 for an average room. Paper that has to be soaked and scraped costs $3 to $8 per square foot.
Old Ann Arbor houses often have several layers of paper over plaster, sometimes painted over. That is slow work, and we check a corner during the estimate to see what is there.
Walls are torn up after removing wallpaper: can they be painted, and do they need skim coating?
Yes, torn walls can be painted after repair, and badly torn ones do need a skim coat. Torn drywall paper is sealed first so it does not bubble. Then a thin layer of joint compound is spread over the wall, sanded and primed.
Nationally, skim coating walls costs $1.00 to $1.30 per square foot. A 12x12 bedroom is listed at $580 to $800.
Can you paint a popcorn ceiling instead of removing it?
Yes, you can paint a popcorn ceiling. It is sprayed or rolled gently with a thick-nap roller. Painting freshens it and seals it, but it also makes later removal harder. HomeGuide lists painting a textured or popcorn ceiling at $1.00 to $3.50 per square foot.
How much does popcorn ceiling removal cost?
Popcorn ceiling removal has a national cost of $1 to $2 per square foot for removal alone, and $2 to $6 per square foot with new texture or smoothing and paint. For 500 square feet the published range is $1,000 to $3,000.
Could my popcorn ceiling have asbestos?
Yes, it could. Asbestos was used in many sprayed ceiling textures until around 1980, so a ceiling from that period should be tested before it is scraped or sanded. A lab test on a small sample gives the answer.
HomeGuide lists lab testing at $20 to $80 per sample and a full inspection with testing at $250 to $850. If the test is positive, removal is a job for a licensed asbestos abatement contractor, not a painter. Sealing it with paint and leaving it alone is the other option.
Is skim coating cheaper than painting over textured walls?
No. Painting over textured walls is cheaper. Skim coating is extra work that you choose when you want smooth walls. Painting adds $0.80 to $2.00 per square foot for texture, by the national figures, while a skim coat costs $1.00 to $1.30 per square foot before any paint.
Why does paint show every drywall repair?
Paint shows a repair when the patch has a different texture or soaks up paint differently from the wall. Painters call it flashing. The cure is to feather the compound wide, sand it flat, prime the patch and then paint the whole wall from corner to corner.
Low-angle light from a window makes it worse, and so does a shiny sheen.
Can a painter fix holes and dents in drywall?
Yes. Painters fix nail holes, dents, popped screws, corner damage and small to medium holes as part of the work. We also offer drywall repair as its own service. Large sections, water-damaged ceilings and structural cracks may need a drywall or plaster specialist.
HomeGuide lists drywall repair at $300 to $1,500 or more nationally, with small holes at $300 to $500.
Is plaster repaired the same way?
Not quite. Many prewar Ann Arbor homes have plaster over wood lath. Cracks are opened, taped and filled, and loose plaster is fixed back or cut out and patched. Plaster in sound condition takes paint very well.
A free estimate with a written quote is the only way to get a real price for your job. Call or text (734) 399-4198.