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Spray Foam

Spray Foam and Mortgage Lenders: What to Expect

Lender policies on spray foam differ and change. This guide explains what is publicly known, what lenders and their valuers tend to look at, and how to prepare. It does not list individual lenders, because the only reliable answer for your property comes from the lender itself or a mortgage broker.

What is known
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. Policies differ between lenders and change over time.

Quick Summary

1 in 4
Biggest lenders surveyed
would not lend (BBC, Nov 2024)
All
Equity release lenders surveyed
would not lend (BBC, Nov 2024)
Ask
Your lender or a broker
Many ask for a survey first

Why Lender Policies Differ

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". Valuers follow their lender clients' instructions and policies, and each lender sets its own. Spray foam restricts inspection of the roof space and is "not easily reversible", which is why some lenders decline and others decide case by case.

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). According to the HomeOwners Alliance, a meeting in March 2026 between the minister, lenders, manufacturers, Citizens Advice and the Property Care Association agreed further work on lending.

Beware of lender lists
Lists of which named lenders accept or refuse spray foam go out of date quickly and are often wrong. Tell your lender or broker about the spray foam at the start and ask what they need for your property.

What Many Lenders Ask For

A Survey and the Paperwork

A survey to a recognised protocol

  • • Often the Property Care Association's Sprayed Foam Insulation Inspection Protocol (March 2023)
  • • Written with the RPSA and a lender and surveyor working group, for valuation surveyors assessing pitched roofs
  • • PCA spray foam assessors can be found on the PCA website

Documents RICS says to keep

  • • The installation contract
  • • Relevant calculations
  • • Details of work carried out to the roof
  • • Any guarantee or warranty
  • • Any independent certificate, such as BBA or Kiwa

What Lenders and Valuers Look At

Common Questions About the Property

1

Can the roof be inspected?

RICS notes that spray foam restricts inspection of the roof space, so the condition of the timbers and roof covering may be hard to confirm.

2

Are there signs of damp or damage?

Building Safety Regulator research (March 2024) found the highest moisture risk is where foam is applied directly onto the roof covering.

3

What type of foam is it, and how was it applied?

The Energy Saving Trust says closed-cell foam is not vapour permeable, while open-cell foam is lower risk. The Insulation Manufacturers Association published a code of practice for installing spray foam in roofs in May 2023.

4

What paperwork is there?

The contract, calculations, details of roof work, any guarantee and any independent product certificate all help a surveyor and lender assess the installation.

5

Could it affect value?

RICS says spray foam could affect a surveyor’s professional opinion of value, and a lender needs to be satisfied the property is suitable security for the loan.

If You're Buying a Property With Spray Foam

Steps Before You Commit

  1. 1.

    Tell Your Lender or Broker First

    Mention the spray foam before you pay for a valuation or searches. An agreement in principle is usually given before anyone has looked at the property, so it does not confirm the lender will accept it.

  2. 2.

    Commission an Independent Survey

    The HomeOwners Alliance puts a specialist spray foam survey at £500–£700. RICS recommends expertise that is commercially separate from the installer and manufacturer.

  3. 3.

    Factor Costs Into Your Offer

    If the survey recommends removal, Checkatrade (July 2026) puts it from about £40/m², more for closed-cell foam, and roof repairs may be needed on top.

  4. 4.

    Check Timing With Your Conveyancer

    Ask your conveyancer to make sure you are not committed to buy before your mortgage offer is confirmed.

If You're Selling a Property With Spray Foam

Option 1: Survey First, Then Decide

ADVANTAGES:
  • • Gives buyers and their lenders a report to assess
  • • Removal may not be needed where the risk is low
  • • Costs less up front than removal
DISADVANTAGES:
  • • Some buyers' lenders may still decline
  • • Buyers may ask for a lower price

Option 2: Remove Before Marketing

ADVANTAGES:
  • • Deals with a common lender concern before a buyer's survey
  • • You choose the specialist and keep the paperwork
DISADVANTAGES:
  • • From about £40/m², more for closed-cell (Checkatrade)
  • • May mean replacing the roof membrane or more
  • • No government money is available for removal
Be open about it
Tell your conveyancer about the spray foam and answer the property information form accurately. Get an independent survey before paying for removal, so you know whether it is needed.

Sources

Last reviewed September 2026.

Need a Spray Foam Survey or Removal Quote?

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 advice, so speak to your lender or a broker about lending.

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