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Spray Foam •6 min read

The Spray Foam Mortgage Problem, Explained

Why some lenders decline homes with spray foam in the roof, what has been published since 2023, and the survey to get before paying for removal.

A quarter of big lenders said no
BBC research in November 2024 found that a quarter of the biggest mortgage lenders it surveyed, and all of the equity release lenders it surveyed, would not lend on homes with spray foam in the roof. Lender policies differ and change.

The Problem Explained

Spray foam is sprayed onto the underside of a roof to insulate it. The RICS consumer guide (March 2023) says it restricts inspection of the roof space, is "not easily reversible", and "could affect a surveyor's professional opinion of value". Surveyors valuing a home for a mortgage follow the lender's own instructions and policies, so some owners find it harder to remortgage, sell or release equity.

Why Lenders Are Cautious

1. Moisture Risk

If moisture is trapped against roof timbers it can damage them, and foam can hide the damage. The risk depends on the foam and how it was applied:

  • Building Safety Regulator research (March 2024) found risks are low for open-cell foam applied in line with BS 5250:2021
  • The highest risk is foam applied directly onto the roof covering
  • An air and vapour control layer reduces the risk
  • The Energy Saving Trust notes closed-cell foam is not vapour permeable

2. The Roof Is Hard to Inspect

With foam in place, a surveyor may not be able to see:

  • The condition of roof timbers (rafters, purlins, ridge boards)
  • Signs of damp, decay or insect damage
  • Previous repairs or alterations

3. Removal Is Disruptive

If removal is needed, it is not cheap:

  • Checkatrade (July 2026) puts removal from about £40/m², more for closed-cell foam
  • The HomeOwners Alliance says it is "likely to cost thousands of pounds" and may mean replacing the roof
  • The Energy Saving Trust says removal may mean replacing what the foam was applied to
  • The government has said there is no public money for removal

Which Lenders Accept Spray Foam?

Policies Differ and Change

Why we do not publish a lender list

  • Lists of named lenders go out of date quickly and are often wrong
  • Some lenders decide case by case after a survey; others will not lend where spray foam is present
  • Many ask for a survey to a recognised protocol, such as the PCA Sprayed Foam Insulation Inspection Protocol (March 2023)
  • Ask your lender or a mortgage broker, and mention the spray foam at the start

Types of Spray Foam

Open-Cell vs Closed-Cell

Open-Cell Foam

  • Softer, sponge-like texture
  • Lower moisture risk than closed-cell, according to the Energy Saving Trust
  • Still hides timbers from view

Closed-Cell Foam

  • Hard, rigid texture
  • Not vapour permeable
  • Usually costs more to remove

Where the Foam Is

Roof and Loft

This is where the mortgage problem is concentrated. The BBC research was about spray foam in the roof, and the PCA inspection protocol is written for pitched roofs.

Elsewhere

If foam has been used somewhere else in the home, ask your lender and surveyor how they treat it.

Getting a Mortgage on a Spray Foam Property

Step 1: Get an Independent Survey

RICS recommends "independent expertise, commercially separate from the installer and manufacturer". A PCA spray foam assessor can report to the PCA protocol, covering:

  • Type of spray foam installed
  • Where it is and how it was applied
  • Visible condition of accessible timbers
  • Ventilation and signs of moisture
  • Recommended monitoring or remediation

Cost: the HomeOwners Alliance puts a specialist spray foam survey at £500–£700.

Step 2: Use a Mortgage Broker

Lending criteria vary. A broker can check current criteria across lenders. Ask a broker:

  • Whether they have handled spray foam cases recently
  • What survey or paperwork the lenders they suggest will want

Step 3: Consider Removal (If Necessary)

A consumer guide from the PCA and other industry bodies says removal may not be needed where the risk is low. If a survey or lender says it must go:

  • Get more than one written quote
  • Check the company's insurance and ask for its guarantee terms
  • Budget for roof repairs after removal
  • Keep the report, receipts and photos for future lenders and buyers

Selling a Property with Spray Foam

Be Open About It

Tell your conveyancer about the spray foam and answer the property information form accurately. Incorrect answers can lead to disputes after the sale.

What to Expect

  • Fewer buyers: some buyers' lenders may decline
  • Price negotiation: buyers may factor in survey or removal costs
  • Fall-throughs: a sale can fail if a buyer's lender says no

Practical Steps

  1. Be upfront: mention spray foam early to avoid wasted time
  2. Get a survey: a report to the PCA protocol gives buyers' lenders something to assess
  3. Provide documents: contract, calculations, guarantees and certificates
  4. Price realistically: take account of lending restrictions

If the Installation Was Faulty

Your Consumer Rights

  • Reasonable care and skill: for contracts from 1 October 2015, the Consumer Rights Act 2015 requires a service to be performed with reasonable care and skill
  • Time limits (England and Wales): usually six years from a breach of contract; for negligence with hidden damage, three years from when you knew, with a 15-year longstop
  • Scotland: usually five years, with a 20-year longstop
  • Small claims: up to £10,000 in England and Wales, £5,000 in Scotland and Northern Ireland

Guarantees and Complaints

There is no government compensation scheme. The government has said remediation is through the installer or an insurance-backed guarantee, then TrustMark:

  • Complain to the installer in writing, with photos and any survey report
  • Contact the guarantee provider if the installer does not put it right
  • If the installer was TrustMark registered, follow TrustMark's complaints process
  • Call the Citizens Advice consumer helpline on 0808 223 1133, and get independent legal advice for anything beyond that

Insurance

Buildings Insurance

  • Tell your insurer about the spray foam
  • Check the policy wording for roof-related exclusions

What If You're Considering Spray Foam?

Before You Install:

  1. Check with your mortgage lender first, as RICS advises
  2. Get independent advice, not from the installer or manufacturer
  3. Consider other insulation methods
  4. Keep all the paperwork
  5. Check your buildings insurance

Alternatives

  • Mineral wool: widely used and removable
  • Rigid insulation boards: between or under rafters, with ventilation and condensation risk designed for
  • Sheep's wool: a natural fibre option

Government Response

What the government and official bodies have said:

  • March 2025: no government money for removal
  • June 2025: foam installed to the relevant standards "should not require removal or prevent homeowners obtaining a mortgage", and the government is engaging with lenders
  • December 2025: Building Safety Regulator research on fire safety of spray foam roof insulation (research, not government policy)
  • January 2026: House of Commons Library briefing on spray foam and mortgages (updated July 2026)
  • March 2026: a meeting of the minister, lenders, manufacturers, Citizens Advice and the PCA agreed further work on lending (HomeOwners Alliance)

Get Help

Struggling with Spray Foam Insulation?

Tell us about your home. With your consent, Better Home Hub may introduce a spray foam surveyor or removal specialist, who may pay Better Home Hub a fee. Sending an enquiry is free; surveys and removal are paid for. We do not give mortgage or legal advice.

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Sources

Last reviewed September 2026.