Knockdown texture on plaster wall / BRRRR Buffalo NY

[Jo W.]

Hello all,

I'm in the middle of the renovation part of a BRRRR deal in Buffalo NY. The property is located in the W Ferry / Elmwood area.

I have a knockdown texture on a plaster wall and I would like to hear your opinion about smoothing the walls or leaving it the way it is. 

Skim coating the walls will increase my overall cost while I don't know if I can charge more rent / attract better tenants / increase the value of the property by investing this money. 

What do you think? 

[Pat L.]

I did one in 2005 that we still own as a rental. The ceilings were all popcorn & every wall was exactly what you are describing. The pic of the arch shows how heavy the texture was. My guys tried to smooth the texture down but it was dusty & being a 1978 home we were afraid of asbestos. Parging over it would have required a LOT of mud so was not cost effective.

We decided to put up 1x3 strapping & cover the walls & ceilings with new drywall. It worked better than expected & we blew out all the walls with arches. It rented immediately & has never been vacant.