Spray foam insulation: mortgages, removal and what to do first.

What spray foam is and how to spot it

The guidance describes spray foam as a type of liquid insulation that expands and sets to create a firmer insulation layer. It is used to insulate roofs, lofts and attics. You can find out if a home has it by looking for a solid layer of foam across the underside of the roof.

The guidance says spray foam can be used effectively in many settings, but it is not always the right product for some homes and may need to be fixed or removed. The government published it after working with industry, lenders and consumer groups, to help people understand what to do if they have spray foam in a home they are selling or remortgaging.

Specialist advice before removal

The first step in the guidance is advice, not removal. Before making any decision about your spray foam, take advice from a specialist surveyor. In the guidance's words: “Only specialist surveyors experienced in spray foam application can tell you if the foam should be removed.”

It also asks you to make sure the surveyor is familiar with the Spray Foam Insulation Inspection Protocol (March 2023). To find a specialist, the guidance links to a find-a-specialist tool run by a damp and timber trade body; the link is on the GOV.UK guidance page.

Then talk to your lender. The guidance is direct about why: “Removing the foam will not always guarantee that they will still lend, and improper removal could lead to further issues.”

Lenders open to lending on homes with spray foam

The guidance says: “Many mortgage providers are open to lending on properties with spray foam, subject to their own requirements.” It lists these as examples:

The list can change. Lenders can be added at any time, and the guidance asks lenders to tell the Department for Energy Security and Net Zero if they want to be added or their position has changed. Being on the list does not mean a lender will lend on a particular home: each applies its own requirements, so ask the lender, or check the current list on GOV.UK, before you rely on it.

Have your installation paperwork to hand. If you do not have it, the guidance says the installer or the manufacturer should be able to provide it retrospectively.

If something is wrong with the installation

All installations under government schemes since 2020 must be done by TrustMark-registered installers. Where you go with a problem depends on when the foam went in and whether the installer is still trading:

The routes are TrustMark's complaints process and the Dispute Resolution Ombudsman, both linked from the guidance.

Cold callers and your data

The guidance says the growth of the spray foam removals sector has also led to more cold calls and unsolicited offers to sell or remove it. You can report these to trading standards. If you believe an installer shared your details with a removal company, you can complain to the Information Commissioner's Office.

What it means for you

• Home surveyors and valuers: the guidance puts the removal question with specialist surveyors experienced in spray foam application, who should be familiar with the March 2023 inspection protocol. Where a general survey finds spray foam, record what you could see and reach, and what you could not, and point the client to the guidance and to specialist advice. The guidance also refers readers to RICS (the Royal Institution of Chartered Surveyors) for more information on understanding spray foam insulation.
• Buyers: the lending section matters most. Lenders on the list are open to lending subject to their own requirements, so ask your lender early, and ask the seller for the installation paperwork the guidance tells owners to have ready.
• Sellers and people remortgaging: the guidance is written for you. Get specialist advice before deciding anything, talk to your lender before removing anything, and find your paperwork.
• Landlords: the guidance says nothing specific to landlords or to buy-to-let mortgages. If you are selling or refinancing a let home with spray foam, the same steps apply, and the lender will tell you what it requires.

For more reading, the guidance points to joint spray foam customer guidance issued by a group of industry, surveying, legal and financial organisations; the link is on the GOV.UK page. The guidance is a policy paper: it sets out practical steps, not legal requirements.

Where PropertySurvey Pro fits

• Roof space checklist: in a General Inspection, the roof space list has an item for spray foam on the underside of the roof, with a note for where it is, and checks such as whether the roof space was entered or only looked into. If you could not get in, Couldn’t inspect records the reason. How area checklists work.
• Home surveys: record what you saw under the roof structure element (E1) of a Level 1, 2 or 3 home survey. At Levels 2 and 3, the further investigations you recommend and the documents to obtain or verify, such as installation paperwork or a guarantee, each have their place in the report. Level 2 home survey software.
• Photos and notes: photos from the camera or gallery against each element, numbered in the report, with dictated or typed notes. Photo timestamps are part of Pro.
• Offline in the loft: the survey, photos and PDF work without a signal, so the report can be ready before you leave.

The app records what you saw and when. It does not assess spray foam, decide whether it should be removed, or replace a specialist surveyor's inspection, and it has no say in a lender's decision.