Spray foam insulation was widely promoted as an effective way to improve energy efficiency and lower household bills. However, for many homeowners, that once-popular upgrade has become an unexpected obstacle. Properties with spray foam installed in the roof are increasingly being rejected by mortgage lenders, leaving owners unable to sell or remortgage until the issue is resolved. Property specialists say that professional removal remains the most dependable solution.
Across the UK, homeowners who installed spray foam insulation in good faith are now discovering it can complicate property transactions. The Residential Property Surveyors Association (RPSA) estimates that as many as 250,000 homes may be affected (RPSA, 2021). Much of the insulation was fitted during government-supported initiatives aimed at improving the energy efficiency of older homes.
Why mortgage lenders are concerned
The concern is less about the insulation itself and more about its impact on roof inspections. Spray foam adheres directly to the underside of roof timbers, preventing surveyors from carrying out a full visual assessment of the structure. Certain types of foam, particularly open-cell products, may also retain moisture against the timber, increasing the possibility of damp and decay over time. To address these concerns, the Royal Institution of Chartered Surveyors introduced guidance for surveyors in 2023, and lenders have become increasingly cautious when assessing affected properties.
That cautious approach is now common across the lending market. A BBC investigation published in 2024 reported that one quarter of the UK’s largest mortgage lenders, along with every equity release provider included in the research, would not offer finance on homes with spray foam insulation installed in the roof (BBC, 2024). As a result, homeowners may experience failed property sales, rejected remortgage applications or extended periods paying higher interest rates.
Industry experts highlight the risks
Professional organisations have consistently raised concerns about 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 Property Care Association has since produced an inspection protocol to help surveyors assess affected roofs.
A joint investigation carried out by the RPSA and the Property Care Association concluded that it had “failed to identify any circumstances” where a roof containing spray foam insulation could receive a “clean bill of health.”
A practical route forward
Although the situation can be frustrating, homeowners are not without options. Removing the spray foam to a lender-approved standard, followed by an independent inspection of the roof timbers and supporting documentation, allows surveyors to properly assess the roof and can help restore lender confidence.
“Spray foam was marketed as a practical way to improve a home’s energy efficiency, and most homeowners had no reason to believe it could create problems years later when they wanted to sell or remortgage,” said Jack Purdie, Director of Operations at Go Green Quote. “Fortunately, there is a solution. Professional removal completed to lender standards, together with the correct certification, enables surveyors to inspect the roof properly and helps homeowners move forward with confidence.”
Homeowners unsure of their position can check which mortgage lenders lend on spray foam and arrange a survey to understand the cost and timeline of removal, which typically takes one to three days on site. As a rough industry benchmark, removing spray foam from a typical three-bedroom roof costs around £3,200 (Checkatrade).
About Go Green Quote
Go Green Quote is a UK spray foam removal service that connects homeowners with vetted, certified removal specialists nationwide and manages each job to a single standard, with a lender-ready certificate and full evidence pack. Eligible properties can save up to 20% on removal, subject to a site visit. More at gogreenquote.com.
