Spray foam insulation was once sold as a quick, modern way to insulate a roof. Today it is one of the most common reasons property sales stall and mortgage applications are delayed. If you are buying, selling or remortgaging a home with spray foam in the loft, here is what you need to know.
What is spray foam insulation?
Spray foam is an insulation product sprayed as a liquid that expands into foam. In many UK homes it has been applied to the underside of the roof, between and over the rafters, and sometimes across the loft floor. There are two main types: open-cell, which is softer and more breathable, and closed-cell, which is denser and more rigid.
Why are lenders and surveyors cautious?
The concern is less about how well spray foam insulates and more about what it can hide and what it can cause:
- Inspection is difficult. Foam covering the rafters, battens and roof membrane means a surveyor cannot see the condition of the roof structure.
- Moisture can be trapped. Spray foam can restrict ventilation and hold moisture against timbers, increasing the risk of condensation and decay that goes unnoticed.
- Removal can be difficult. Foam bonded to timbers and membranes needs specialist removal, which adds cost and uncertainty for a buyer.
As a result, many lenders and valuers treat spray foam as a risk. Depending on the lender, this can mean a lower valuation, extra conditions, a request for the foam to be removed or a declined application.
How spray foam affects buying and selling
Spray foam is often discovered at the survey stage, when a sale is already under way and timescales are tight. For sellers this can mean renegotiation or a lost buyer. For buyers it can mean a mortgage offer that cannot proceed. Remortgaging and equity release can be affected in the same way.
What can you do about it?
The most reliable way to remove the obstacle is professional spray foam removal. A specialist removes the foam carefully from the rafters and loft, disposes of the waste responsibly and leaves the roof space clean and accessible, so a surveyor can inspect it properly.
Once the foam has gone, the loft can be re-insulated with a suitable, breathable solution that keeps the property energy efficient, with proper attention to ventilation and moisture control.
Tips if you have spray foam
- If you are planning to sell, consider dealing with spray foam before you market the property.
- If you are buying, ask the seller early whether there is spray foam in the roof.
- Speak to your mortgage broker or lender about their specific requirements.
- Use a specialist contractor who understands what lenders and surveyors need to see.
Need spray foam removed?
ICA Insulation Ltd provides mortgage-compliant spray foam removal from lofts and roof rafters, with clean, controlled removal and responsible waste disposal. Request a free quote and tell us about your timescales.