Spray Foam Insulation and Mortgage Problems

Why Spray Foam Causes Mortgage Problems

Spray foam is sprayed onto the underside of a roof. The RICS consumer guide on spray foam (March 2023) says that "the presence of spray foam insulation is a factor that could affect a surveyor's professional opinion of value", that it restricts inspection of the roof space and that it is "not easily reversible". Surveyors valuing a home for a mortgage have to follow their lender client's instructions and policies, so the lender's own policy decides the outcome.

In November 2024, BBC research 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. The government has said that where spray foam was installed to the relevant standards it "should not require removal or prevent homeowners obtaining a mortgage", and that it is engaging with lenders (June 2025). A meeting in March 2026 between the minister, lenders, manufacturers, Citizens Advice and the Property Care Association agreed further work on lending, according to the HomeOwners Alliance.

What Lenders Look At

Lender policies differ and change, so we do not list individual lenders. Ask your lender or a mortgage broker what they need for your property. Many ask for a survey to a recognised protocol, such as the Property Care Association's Sprayed Foam Insulation Inspection Protocol (March 2023), which was written for valuation surveyors assessing pitched roofs. It helps to have:

• The installation contract and any guarantee or warranty
• Any calculations provided, and details of work done to the roof
• Any independent product certificate (for example a BBA or Kiwa certificate)
• A recent spray foam survey report from someone independent of the installer

Why Lenders Are Cautious

1. Moisture Risk

Building Safety Regulator research (March 2024) found moisture risks are low for open-cell foam applied in line with BS 5250:2021, the British Standard on moisture control. The highest risk is where foam is applied directly onto the roof covering, and an air and vapour control layer reduces the risk. The Energy Saving Trust notes that closed-cell foam is not vapour permeable, while open-cell foam is lower risk.

2. The Roof Is Hard to Inspect

Foam covering rafters and the underside of the roof makes it harder for a surveyor to see:

• The condition of roof timbers
• Signs of damp, leaks or decay
• Previous repairs to the roof

3. It Is Hard to Reverse

The Energy Saving Trust says spray foam is "considered a permanent installation", and removing it may mean replacing what it was applied to, such as the roof membrane. The HomeOwners Alliance says removal is "likely to cost thousands of pounds" and may mean replacing the roof.

Your Options

Option 1: Talk to Your Lender or a Broker First

Tell your lender or broker about the spray foam at the start. Some lenders decide case by case after a survey; others will not lend where spray foam is present. A broker can check current lending criteria across lenders for you.

Option 2: Get an Independent Spray Foam Survey

The PCA has a spray foam assessor membership category, and you can search for one on its website. RICS recommends getting "independent expertise, commercially separate from the installer and manufacturer".

• Ask whether the report follows the PCA inspection protocol
• The HomeOwners Alliance puts a specialist spray foam survey at £500–£700
• A consumer guide from the PCA and industry bodies says removal may not be needed where the risk is low
• The PCA has no in-house surveyors and has warned about people posing as PCA surveyors

Option 3: Remove the Spray Foam

Removal is the most disruptive option, so get an independent survey first. As a guide:

• Removal: from about £40/m², more for closed-cell foam (Checkatrade, July 2026)
• Roof repairs: removal may mean replacing the membrane, battens or more
• Public money: the government has said there is none for removal; where work was faulty, remediation is through the installer or an insurance-backed guarantee, then TrustMark

Get more than one written quote. There is currently no dedicated British Standard for spray foam removal.

What Removal Usually Involves

1. Survey: an independent assessment of the foam, the roof and the timbers
2. Removal: the foam is cut and scraped away from the roof and rafters
   • Messy and labour-intensive
   • Waste has to be taken away
3. Inspection: the exposed timbers and roof covering are checked
   • Damaged timbers or membrane repaired or replaced
   • Any damp problem dealt with
4. Re-insulation: a replacement designed with moisture control in mind
   • Ask how ventilation and condensation risk have been considered
   • Keep the report, receipts and photos for lenders and buyers

If You Are Buying a Home With Spray Foam

• Ask early: is there spray foam in the roof, and what paperwork comes with it?
• Tell your lender: check they will lend before you pay for searches and surveys
• Get a survey: ideally by an independent spray foam assessor
• Negotiate: factor in the cost of a survey and any removal

If the Installation Was Faulty or Mis-Sold

There is no government compensation scheme for spray foam. The routes that exist are:

• Complain to the original installer in writing, with photos and any survey report
• Check whether you have an insurance-backed guarantee, and contact its provider
• If the installer was TrustMark registered, use TrustMark's complaints process
• For contracts from 1 October 2015, the Consumer Rights Act 2015 requires a service to be carried out with reasonable care and skill

Time limits apply. In England and Wales a contract claim is normally six years from the breach; a negligence claim for hidden damage can be three years from when you knew, with a 15-year longstop. In Scotland the usual period is five years. The small claims limit is £10,000 in England and Wales and £5,000 in Scotland and Northern Ireland. For advice, call the Citizens Advice consumer helpline on 0808 223 1133, and get independent legal advice for anything beyond that.

Alternative Insulation

If the foam is removed, common replacements include:

• Mineral wool: widely used between or over rafters and joists
• Natural fibres: such as sheep's wool or hemp
• Rigid boards: such as PIR, where ventilation and condensation risk have been designed for

Sources

• RICS consumer guide: Spray foam insulation (March 2023)
• Property Care Association: Sprayed Foam Insulation Inspection Protocol (March 2023)
• PCA and industry bodies: Spray foam insulation consumer guide
• Property Care Association: find a specialist
• House of Commons Library: Spray foam insulation and mortgages (CBP-10658)
• BBC News research on lenders (November 2024)
• Building Safety Regulator: Moisture risk of spray foam insulation (March 2024)
• Energy Saving Trust: Spray foam insulation explained
• HomeOwners Alliance: Spray foam roof insulation
• Checkatrade: Cost of removing roof foam insulation
• TrustMark complaints process
• Consumer Rights Act 2015, section 49
• Citizens Advice consumer service

Last reviewed September 2026. Costs are indicative; get written quotes.