An energy-saving improvement that was once widely encouraged is now causing major headaches for homeowners across the UK. Spray foam insulation installed in roof spaces is increasingly leading to mortgage refusals, making it harder for people to sell their homes or switch to a new mortgage deal. Property experts say that professionally removing the insulation is the most reliable way to resolve the issue.
An estimated 250,000 homes across the UK could be affected, according to the Residential Property Surveyors Association (RPSA, 2021). Much of the spray foam was installed during a period when homeowners were encouraged to improve energy efficiency through home upgrades, with many projects completed under government-backed grant schemes. While the installations were intended to reduce heat loss and lower energy costs, many homeowners are now facing unexpected challenges when their property is assessed by lenders.
Why spray foam has become a lending concern
Mortgage providers are generally not questioning the insulating properties of spray foam itself. Their concern centres on the condition of the roof beneath it. Once the material is applied, it bonds directly to the roof timbers, preventing surveyors from carrying out a full inspection of the structure. In some cases, open-cell spray foam can also allow moisture to remain against the timber, increasing the potential for damp and long-term deterioration.
To help surveyors assess these properties, the Royal Institution of Chartered Surveyors introduced guidance in 2023. Since then, many lenders have adopted stricter policies when considering mortgage applications involving spray foam insulation.
The impact is becoming increasingly clear. A BBC investigation in 2024 found that one in four of the UK’s largest mortgage lenders would not approve loans on homes with spray foam in the roof. The investigation also reported that every equity release lender included in the research had adopted the same position (BBC, 2024). For homeowners, this can mean property sales collapsing, remortgage applications being refused or remaining on higher mortgage rates for longer than expected.
Industry guidance reflects ongoing concerns
Professional bodies have repeatedly highlighted the risks associated with spray foam insulation. In 2023, Property Care Association Chief Executive Stephen Hodgson said 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 introduced guidance to support surveyors inspecting affected properties.
A joint review by the Property Care Association and the Residential Property Surveyors Association concluded that it had “failed to identify any circumstances” where a spray foam insulated roof could receive a “clean bill of health.”
Professional removal can restore lender confidence
Although the situation can delay property transactions, it is not necessarily permanent. Removing the spray foam to a lender-accepted standard, followed by an independent inspection of the roof timbers and the appropriate certification, allows surveyors to assess the roof properly and provides the documentation lenders typically require.
“Homeowners installed spray foam because they believed they were making a sensible investment in their property,” said Jack Purdie, Director of Operations at Go Green Quote. “Few expected it to become an obstacle years later when they wanted to move home or remortgage. Professional removal completed to lender standards, together with a full evidence pack, allows surveyors to inspect the roof again and helps return the property to a position that lenders are more comfortable with.”
Homeowners who are uncertain whether spray foam insulation could affect a future sale or remortgage can check which lenders currently consider properties with spray foam and arrange a professional survey to assess the work required. Removal typically takes between one and three days, while Checkatrade estimates the average cost for a typical three-bedroom property at around £3,200.
About Go Green Quote
Go Green Quote helps homeowners across the UK access professional spray foam removal through a network of vetted and certified specialists. Every project is completed to a consistent lender-ready standard and includes a completion certificate together with a comprehensive evidence pack. Eligible homeowners may be able to reduce removal costs by up to 20%, subject to a site survey. Further information is available at gogreenquote.com.
