Selling or remortgaging a house with spray foam insulation

Why spray foam causes problems with mortgages

Spray foam applied to the underside of a roof covers the rafters, battens and roof covering. A valuer can't see whether the timbers are sound, and where foam was poorly installed or the roof isn't ventilated properly it can trap moisture and lead to timber decay.

The RICS consumer guide explains that spray foam is a factor that can affect a surveyor's opinion of value, that the surveyor may ask for an independent specialist report, and that valuers must follow the instructions and policy of the lender they're acting for. In research reported by the BBC, five of the UK's 20 largest lenders said they did not lend on homes with spray foam in the roof, while others decide case by case. Policies change, so always check the current position with the lender or a mortgage broker.

Step by step: selling a house with spray foam

1. Find out exactly what the lender wants

   Ask your estate agent to find out, in writing if possible, what the buyer's lender or valuer has said. Will they lend if the foam is removed? Do they want an independent inspection? Do they want the installation paperwork? The answer decides your next step.

2. Gather your paperwork

   RICS recommends keeping the installation contract, calculations, any guarantee or warranty and any independent product certificate (for example BBA or Kiwa). Some lenders will consider a property with the right documents and an inspection report.

3. Consider an independent inspection

   A specialist with no commercial interest in removing the foam can assess it – for example a PCA-registered spray foam assessor or a RICS surveyor. Their report may show the foam can stay, or confirm that removal is needed.

4. If removal is needed, get a written quote and timescale

   Ask for a clear written quote that sets out the work, what's included and how long it will take. Share the timescale with your agent so the buyer's side knows what's happening. Who pays is a matter for negotiation between buyer and seller.

5. Keep a record of the work

   Ask for photos of the work before, during and after, and a written summary. We provide a stage-by-stage photo completion report on every job. The lender may then re-inspect, or ask for an independent post-removal inspection.

6. Reinsulate the loft properly

   Once the foam is out, the loft needs insulating again, usually with mineral wool at ceiling level to the recommended 270mm, with the eaves kept clear so the roof can ventilate. That keeps the home warm and avoids a hit to its energy performance.

Remortgaging, product switches and equity release

If your own lender or a new lender has raised spray foam during a remortgage, the same steps apply: find out what they need, gather the paperwork and get advice. A mortgage broker can tell you which lenders are likely to consider your property and what evidence they'll want. Some equity release lenders are particularly cautious about spray foam, so raise it early with your adviser.

Should you buy a house with spray foam?

It can be done, but go in with your eyes open:

• Speak to a mortgage broker before you make an offer – find out whether your lender will lend and on what conditions.
• Get a survey, and consider asking for an independent specialist inspection of the roof.
• Ask the seller for the installation paperwork, guarantee and any product certificate.
• If removal is needed, get a quote and factor it into negotiations. Work on the seller's property before completion needs the seller's agreement.

Your spray foam evidence checklist

Costs, compensation and scams

For typical UK price ranges and what affects them, see our spray foam removal cost guide. There is no government funding for removal (House of Commons Library). If your foam was installed incorrectly, you may be able to seek a remedy from the installer or through an insurance-backed guarantee, and TrustMark may be able to help where the work was done under a government scheme. Citizens Advice can explain your consumer rights.

Be wary of cold callers. Trading Standards have reported homeowners being pressured into expensive, unnecessary spray foam work after unsolicited calls (Bromley Trading Standards). Get written quotes, check who you're dealing with, and remember you normally have a 14-day cooling-off period for contracts agreed in your home.

The Property Care Association announced in August 2026 that it is developing a standards and membership framework for removal contractors (Mortgage Solutions), which should help lenders and homeowners in future.

How we can help

We're a Salisbury-based company removing spray foam across Wiltshire, Dorset and Somerset. We'll give you honest advice on whether removal is likely to be needed, a clear written quote and timescale, careful hand removal, a stage-by-stage photo completion report and reinsulation to 270mm if you want it.

Get a free quote