The Current Position
In recent years, a number of mortgage lenders and building surveyors have raised concerns about spray foam insulation applied to the underside of the roof in residential properties. The extent of concern varies between lenders and individual surveyors, and there is no single industry-wide policy. However, the issue has become sufficiently common that homeowners with spray foam should be aware of the potential implications.
Why Surveyors Are Cautious
The primary concern relates to the inability to visually inspect the roof structure — including timbers, felt, and fixings — once spray foam has been applied. Surveyors conducting mortgage valuations or building surveys rely on visual inspection to assess the condition of the roof. When foam covers these elements, the surveyor cannot confirm whether the roof is in good condition, which introduces uncertainty into the valuation.
Secondary concerns include the potential for moisture to become trapped between the foam and the roof covering, the long-term compatibility of foam with roofing materials, and whether the installation was carried out in a manner that preserves adequate ventilation.
How This Affects Mortgage Applications
Where a surveyor identifies spray foam and raises a concern, the lender may request further investigation, reduce the valuation, or in some cases decline to lend on the property. This can affect both purchases and remortgages. The outcome depends on the lender's specific policy, the type of spray foam (open-cell or closed-cell), the quality of the installation, and the surveyor's individual assessment.
It is important to note that not all lenders take the same view, and the landscape continues to evolve. Some lenders have stated publicly that they will consider properties with spray foam on a case-by-case basis, while others have taken a more cautious stance.
What Can Be Done?
For homeowners who are concerned about the impact of spray foam on their property, removal is one option. Professional removal restores the loft to a fully inspectable condition and allows conventional insulation to be installed. This typically resolves surveyor concerns and restores the property's position with lenders.
However, removal is not always necessary. If the property is not being sold or remortgaged, and there are no signs of moisture problems or roof deterioration, the foam may not present an immediate issue. Each situation should be assessed individually.
If you are unsure what applies to your loft, contact us for advice.
A Measured View
The spray foam discussion has generated significant concern among homeowners, and some of this concern has been amplified by marketing from removal companies using alarmist language. The reality is nuanced. Spray foam is not universally problematic, but it does introduce uncertainties that some lenders and surveyors are unwilling to accept. Homeowners should seek honest, specific advice based on their own circumstances rather than acting on generalised warnings.
Related: Spray Foam Removal Service • Should You Remove Old Loft Insulation?