What was once promoted as an effective way to make homes warmer and more energy efficient is now creating unexpected challenges for thousands of homeowners. Spray foam insulation installed in roof spaces is increasingly preventing property sales and remortgages as more lenders refuse to approve mortgages on affected homes. Industry experts say professional removal is the most effective route to restoring lender confidence.
The issue is believed to affect as many as 250,000 properties across the UK, according to figures from the Residential Property Surveyors Association (RPSA, 2021). Many homeowners had spray foam installed during a period when improving household energy efficiency was strongly encouraged, with some work completed through government-backed grant programmes. Although the intention was to improve insulation and reduce heating costs, the material is now creating difficulties when properties are assessed for lending.
Why lenders are reluctant to approve mortgages
The concern is centred on the condition of the roof rather than the insulation’s ability to reduce heat loss. Spray foam bonds directly to the underside of the roof, covering the timber framework and preventing surveyors from inspecting it properly. Open-cell spray foam may also retain moisture against the wood, increasing the risk of damp and timber decay over time.
Recognising these issues, the Royal Institution of Chartered Surveyors introduced guidance in 2023 to support surveyors assessing properties with spray foam insulation. Since then, many mortgage lenders have adopted stricter lending policies where spray foam is present.
Evidence of this shift was highlighted by a BBC investigation in 2024, which found that one quarter of the UK’s largest mortgage lenders would not lend on homes with spray foam insulation in the roof. The investigation also reported that every equity release lender included in the research had taken the same position (BBC, 2024). As a consequence, homeowners can face failed property sales, rejected remortgage applications or prolonged periods on higher mortgage rates.
Surveyors and industry bodies continue to raise concerns
Professional organisations have consistently warned about the potential risks linked to spray foam insulation. In 2023, Property Care Association Chief Executive Stephen Hodgson commented that “many lending institutions, surveyors and property professionals are rightly concerned about the risks of defects that can occur as a result of poorly installed or inappropriate sprayed foam.” The association has also produced an inspection protocol designed to help surveyors evaluate affected roofs.
The Residential Property Surveyors Association and the Property Care Association also carried out a joint investigation, concluding that they had “failed to identify any circumstances” where a roof containing spray foam insulation could be given a “clean bill of health.”
Removal can help restore a property’s marketability
Although the presence of spray foam insulation can delay a property transaction, there is an established solution. Professional removal carried out to lender-approved standards, combined with an independent inspection of the roof timbers and a comprehensive evidence pack, enables surveyors to assess the roof correctly and helps satisfy lender requirements.
“Many homeowners chose spray foam because they wanted to improve the energy efficiency of their homes and lower their heating bills,” said Jack Purdie, Director of Operations at Go Green Quote. “Most had no reason to think it could later affect their ability to sell or remortgage. Professional removal completed to lender standards, supported by the right certification and documentation, allows the roof to be inspected properly again and helps homeowners move forward with confidence.”
Anyone concerned that spray foam insulation may affect their property can check which mortgage lenders currently accept homes with spray foam installed and arrange an independent survey to understand the likely scope, cost and timescale for removal. Most projects are completed within one to three days, while Checkatrade estimates that removing spray foam from the roof of a typical three-bedroom property costs approximately £3,200.
About Go Green Quote
Go Green Quote is a UK spray foam removal service that connects homeowners with vetted and certified removal specialists nationwide. Every project is managed to a consistent lender-ready standard and includes a completion certificate together with a full evidence pack. Eligible properties may qualify for savings of up to 20% on removal costs following a site assessment. Further information is available at gogreenquote.com.
