Spray foam insulation warning to homeowners

Spray foam roof insulation has become a popular way of increasing the energy efficiency of our homes. It's been promoted by industry and supported by government grants. But it now appears that homes with spray foam could face problems getting a mortgage. Alert to growing consumer concern, rogue removal companies are targeting homeowners and risk causing further damage and expense. Here's what you need to know and what you should do if your home has spray foam roof insulation.

Paula Higgins CEO & Founder

What is spray foam roof insulation?

As we warm our homes, most heat is lost through our walls, windows and roofs. So it makes sense to stop heat escaping, to improve energy efficiency and spend less on heating bills. This is where spray foam roof insulation comes in: it is a chemical product containing two materials which when combined expand up to 30-60 times its liquid volume, filling every nook and cranny. It’s one way to provide extra insulation and warmth. 

Spray foam insulation is promoted by the government as one of the energy efficient home improvements that are VAT-free, as a way of encouraging consumers to invest in energy efficient measures. And some households may be eligible for free or low-cost spray foam insulation as part of the Great British Insulation Scheme which is expected to run until March 2026. Spray foam insulation was also on the list of approved measures for the government’s Green Homes Grant (closed in March 2021).

And so while spray foam roof insulation has been around for 30 years, it has become more popular in the last decade thanks to these schemes and the drive for more energy efficient homes. In fact, according to the Property Care Association there may be as many as 250,000 homes with spray foam roof insulation in the loft. 

Types of spray foam roof insulation

Firstly, there are two types of spray foam roof insulation and it’s important to know the difference:

• Closed cell spray foam roof insulation: This sets into a rigid solid has been used in the past to glue old, poor condition roofs together to make them last longer. If closed cell spray foam has been used rather than open cell spray foam insulation, the main problems are that it can put stress on supporting roof timbers, can restrict air circulation in the roof and cause condensation, which in turn causes roof timbers to rot.
• Open cell spray foam roof insulation: This is soft and is only used for insulation. It’s used in new-build, commercial and industrial buildings as well as domestic properties. It needs to be carefully applied by a manufacturer-approved installer. In April 2024, the Health & Safety Executive published a report demonstrating the situations where there might be a high risk of condensation and potential timber decay from applying this type of spray foam directly to the roof tiles.  It also highlighted other situations that were regarded as adequate when installed correctly.

Spray foam insulation problems

There are however a few problems with spray foam insulation:

• It’s expensive and requires professional installation
• It can cause condensation to become out of balance in the winter which can make untreated timbers vulnerable to decay
• It is difficult and expensive to remove once applied
• Lenders are increasingly unwilling to lend on properties with spray foam insulation, making it hard for homeowners to sell as buyers struggle to get a mortgage
• Equity release firms will not lend on properties with spray foam insulation that was installed after the property was built

But the problems don’t end there. The increased media attention over spray foam insulation and subsequent consumer concern has led to an increase in homeowners being targeted by dodgy spray-foam removal firms and legal firms wanting to pursue cases of mis-selling. 

Estate agents, surveyors and other property professionals are also increasingly likely to raise concerns if you have spray foam, with some estate agents refusing to list properties with the insulation installed. 

We have also been told that these problems are tipping into the new build market where spray foam insulation legitimately installed when the homes were built are making prospective buyers worry, even though in these instances there is often no cause for concern. The same is happening with modern fully compliant loft conversions.  

KEY INFORMATION

My house has spray foam roof insulation, what should I do?

Our advice is don’t panic. If you have had spray foam in the roof for some years and have not experienced any issues, and you are not planning to sell your home in the near future, there is unlikely to be a good reason to get it removed at this stage. It is unlikely to be causing any problems.

Removing the roof insulation will mean a significant cost to you and could cause further damage to your roof so should be seen as a last resort.

If you are selling your home, dig out the paperwork. Read on for advice on your options – though sadly this isn’t straightforward.

If you are worried about the condition of your spray foam insulation, you should first get in touch with the spray foam installer. If the installer is not helpful, then contact the manufacturer. You can also get a specialist surveyor to take a look. (Read on for more on this)

You may find yourself targeted by cold callers offering to remove your spray foam insulation. It is likely that they have acquired your details illegally. Do not engage with them and report them to your local trading standards office if you are concerned.

Spray foam insulation mortgage problems

Lenders are alert to the issues with spray foam roof insulation. As a result, spray foam roof insulation is one of many factors that can throw up a red flag to a mortgage lender. In fact, a quarter of the UK’s biggest mortgage providers will not lend against homes with spray foam in the roof, BBC research suggests.

The following video reports on the BBC investigation which we worked on with Lora Jones.

For a lender, your insulation matters because it affects important factors such as the home’s saleable value and energy efficiency rating. As valuers appointed by mortgage lenders are finding spray foam roof insulation in lofts they are having to report it. And even if it is well applied, because of its very nature it is very hard to assess the condition of the roof above the insulating foam. This means most surveyors recommend that further investigation is needed. But instead of investigating further, many mortgage lenders simply put these types of properties into a “too difficult” box and refuse to lend unless the spray foam roof insulation is removed.

Homeowners therefore may have difficulty selling to someone who needs a mortgage. See below the list of lenders who are willing to lend. Where homebuyers can secure a mortgage, they are likely to ask for the insulation to be removed at a cost to the seller or for the seller to reduce the sale price. Homeowners may find that they are limited to selling to cash buyers.

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Which lenders will lend to me if my home has spray foam roof insulation?

While your buyer may struggle to get a mortgage, lenders are telling us it’s not impossible.

The Residential Property Surveyors Association (RPSA) and Property Care Association, published an inspection protocol in March 2023 to help surveyors when they are inspecting spray foam as part of a mortgage valuation or building survey. These inspection guidelines should help surveyors and lenders accurately assess the risk that could be caused to a roof due to poorly installed or inappropriate use of spray foam. 

We are seeing some lenders take a slightly more open approach recently – but it varies by lender.

For example:

• Nationwide says it will lend providing you have the correct paperwork, your foam has been correctly sprayed and your roof was in good condition.
• While a spokesperson for Halifax told the BBC, ‘We wouldn’t refuse to lend on a home solely due to the presence of foam insulation, we treat each case on its merits based on the valuer’s report.  In the majority of cases where foam insulation has been present it has not prevented us from lending.’
• And HSBC says it may lend if a specialist report to confirm it has been suitably installed and a warranty are provided.

This list is subject to change. In contrast, the BBC’s research found that TSB Bank, Skipton Building Society, Co-operative Bank, Principality and equity release lender Aviva said they did not lend against properties where spray foam is found in the roof space. While the Yorkshire Building Society and Metro Bank said they wouldn’t usually lend where there is a significant amount of spray foam.

If you are looking to sell your home, speak to a fee-free mortgage broker and explain you have spray foam insulation. They should be able to tell you which lenders are comfortable with spray foam insulation and what other lenders require as next steps. You should pass this information onto any prospective buyers at an early stage so as not to waste yours or their time and money.

KEY INFORMATION

Getting you paperwork in order to sell

The “correct paperwork” being requested by lenders seems to differ from lender to lender.

It’s also worth noting that getting a specialist surveyor to check over the paperwork and thoroughly inspect the roof and structure for signs of damage could cost between £500 – £700.

If you don’t have any paperwork from the original installation, you may be able to get more information and even a free health check if you contact your original installer and/or manufacturer.

Can I get equity release?

Currently there are no equity release lenders that will lend on a property if you have had spray foam roof insulation installed after the property was built. Equity release lenders are more risk-averse because they may end up having full ownership of the property years down the line.

However, we understand the company Responsible Lending will issue equity release on properties providing the foam was installed during construction. While equity release provider More 2 Life told the BBC it will only lend on properties with spray foam where it was fitted as part of an authorised new build and has the necessary documentation.

How can I check the quality of my spray foam installation?

Many lending institutions, surveyors and property professionals, are rightly concerned about the risks of defects that can occur as a result of poorly or inappropriately installed sprayed foam.

Start by checking to see whether you have all the relevant documentation. This will include the Product Certificate (BBA or KIWA), Installer Warranty, Condensation Risk Report, before and after install photos, survey report, product warranty. 

You could ask for a free health check on the spray foam insulation through the installer or manufacturer but they may be biased. A health check determines the foam hasn’t caused any damage, it is unlikely to cause damage. Possible remedial actions such as a vapour control layer could be added to change the risk profile from high or medium to low. 

You can also opt for an independent assessment of your spray foam by engaging a qualified spray foam surveyor. These surveyors will be able to advise you as to whether there has been any damage and their report may be able to reassure future homebuyers and lenders that everything is in order. We would recommend that they are members of the Property Care Association and you can visit the PCA website to find your local specialist.

Can I remove spray foam roof insulation?

To remove spray foam insulation you are likely to be faced with spending thousands of pounds, more than the cost of the initial installation, and you may need to replace the entire roof. 

Removal of open cell foam is easier as it comes away from timbers, underlay and ties more easily. Closed cell foam is more dense, has strong adhesive qualities and is rigid, making it more difficult to remove without causing damage to your roof covering. As closed cell foam was generally applied to old rotten roofs there is little advantage to removing it as it has probably given the roof some extra life and will need replacing.

Homeowners may also need to deal with the consequences in the event that the spray foam insulation was poorly installed – such as structural damage and rotting. 

Whether this is right for you will depend on your circumstances. For example if your spray foam is fine in situ as far as you can tell and you want to sell your home and have the right paperwork, you should not need to remove it.

But if you do want to remove it, as with all building work, it’s important to find a reputable company to remove the spray foam.

What firm should I use to remove spray foam insulation?

As we mentioned above there have been a worrying increase in the number of scam and cold-calling cases. If this happens to you, think about how they obtained your information and how they know that you have spray foam. It is likely that they have acquired your details illegally or may even be linked to the original installation company. Do not engage with them and report them to your local trading standards office if you are worried. 

If you have concerns about your spray foam, you should first get in touch with the spray foam installer. If the installer is not helpful, then contact the manufacturer. 

There are six certified (BBA or KIWA Agreement) manufacturers and distributors in the UK:

• Huntsman Building solutions
• Synthesia
• Isothane
• BASF
• LogicFoam
• ThermoFoam

If you are unsure of who the manufacturer is, you can contact the Insulation Manufacturers Association and they should be able to help. Each manufacturer should be able to provide information about your installation and may even send out a surveyor to independently inspect the property for free. 

How much does it cost to remove spray foam roof insulation

This depends on factors like location, access and how much needs to be removed. But experts say it’s likely to cost more than installation. That’s because it gets into all the crevices and the gaps behind timbers making it difficult to get to and get rid of it. Also bear in mind that damage to your home may already have been done.

According to Checkatrade, the cost of removing spray foam insulation can cost around £40 per square metre but you also need to factor in the cost of the skips as well as the safe disposal of the insulation.

One of our readers who is buying a property with open cell spray foam has received quotes to remove the foam for £17,000 when the original installation cost £12,000. Although she is a cash buyer, she hopes to take advantage of equity release in the future.

Read the comments below for more homeowner experiences and feel free to add your thoughts.

Unacceptable situation for homeowners 

This situation with spray foam insulation is very concerning for homeowners – but also very confusing. Has it been fitted correctly? Has the right type been used? Do you have the right paperwork? What paperwork is that exactly? There are so many variables and the advice on what to do is sadly not straightforward.

It is known that some spray foam installers employ sales agents to generate leads and they use pushy sales and social media post tactics. Often, these sales teams carry out the initial survey which is suppposed to be undertaken by a properly trained surveyor and then use high pressure sales techniques to close the sale and get the work done as fast as possible. We are very critical of these practices and yet the major parties in the industry have not enough to discourage this activity. Whilst we support the manufacturers coming together to support those with spray foam, much more needs to be done to improve how spray foam is being marketed.

We are calling on the industry to ensure health warnings about the risks to your property and getting a mortgage are added to foam installation company guidelines, websites and marketing material. We also ask that they do not work with any firm employing direct sales and they should adopt an ethical code which should include: 

• Commitment to not deliberately target the elderly and vulnerable. 
• Respect GDPR regulations and the customers right not to be contacted directly
• Not to cold call but to use marketing and advertising where the customer makes the initial approach. 
• When selling to elderly or vulnerable customers, recommend that a family member or friend be present during the survey 
• Honour the customer a cooling-off period of at least 14 days and do not install or remove during that time.

We are also urging government to step in and help solve the spray foam insulation mortgage problems, high removal costs facing homeowners, and set out the best approach to removal. You can read about our joint letter with the Property Care Association to Ministers here.

And until this is done, we recommend homeowners do not install spray foam insulation.

Buying a property with spray foam roof insulation – what should I do?

If you’re buying a property, you should ask your surveyor to check for it in the loft and if present, you’ll want to think carefully about next steps. Flag it with your conveyancer as part of the buying process so that they can ensure they obtain copies of the right guarantees and paperwork.

But the presence of spray foam roof insulation is likely to cause problems for you getting a mortgage.

David Hollingworth from our partners at the award-winning brokers L&C explains, ‘Lenders will often take the position that they wouldn’t rule out lending on properties with spray foam and will often be reliant on the valuer comments to dictate whether it’s acceptable. Others recognise that this is increasingly common and give a little more context on what could help, for example looking to see that it’s been installed correctly by a qualified installer eg Trustmark and that it comes with a warranty. However if the valuer has concerns it’s likely to result in more investigation or in it being determined as unsuitable for a mortgage.’

It’s worth noting that if the foam has been used to help stabilise a roof in need of repair this will usually mean the mortgage application will be declined.

If you are keen to proceed with the purchase regardless of spray foam insulation, you could ask the seller to remove the insulation or get a quote for removal yourself and ask them to drop the price so that you can pay for the removal after moving in. Although there may be damage underneath the foam that also needs rectifying. Get advice from your surveyor.

Spray foam insulation vs traditional insulation 

For most homes, it may be more cost effective and efficient to insulate the floor of the roof space rather than insulating the roof itself. See our guide to loft insulation costs.

The Residential Property Surveyors Association suggests that for most homeowners putting 300mm of fibre insulation on the floor of their loft will provide the same thermal performance as spray foam, but at a fraction of the cost and with minimal risk of causing damage. There are also potential risks to using spray foam to older roofs with no underfelt or have the black bitumen underfelt where there is not suitable ventilation.

In fact, you may find roof spray foam has the opposite effect if you are looking to make your living space warmer as you will now be heating your loft space as well.  Of course, this could be considered an advantage to some homes, especially if you are storing valuable belongings in the loft or have solar panels or other machinery that needs to be kept at a more constant temperature all year around.

RICS has published a guide for those wanting to install spray foam roof insulation which highlights some of the complexities involved with installing it correctly.

If you want to make your home more energy efficient we recommend you research all the various ways to do this to find the approach suitable for your type of home and budget. Our guide on How to make your home more energy efficient is a good place to start.

Please share your experience with spray foam insulation in the comments below. Your views will help strengthen our campaign for better regulation and compensation.

Thank you to the Property Care Association, RICS and Geoff Hunt, Property Mentoring for their contributions.