Finding out that a property you want to buy has spray foam insulation doesn’t automatically mean you should walk away, but it does mean slowing down and doing some extra checks before you commit to an offer.
What a RICS Survey Will Tell You
A Level 2 or Level 3 RICS survey should flag spray foam insulation if the surveyor can access the loft and see it. The report should note whether it is open-cell or closed-cell foam, whether roof timbers are visible for inspection, and whether there are signs of damp, condensation or timber decay. If the surveyor cannot properly inspect the timbers because of the foam, they will usually recommend a further specialist investigation before you proceed.
Can You Get a Mortgage on a House With Spray Foam?
It depends on the lender. Some lenders – including TSB, Skipton, Co-operative Bank and Principality – currently decline properties with spray foam. Others, including Halifax, Nationwide and HSBC, will lend where a satisfactory specialist assessment and the right documentation are in place, particularly where roof timbers remain inspectable and sound. It is worth speaking to a mortgage broker early, before you commit to a purchase.
Questions to Ask the Seller or Estate Agent
- When was the spray foam installed, and by which company?
- Is it open-cell or closed-cell foam?
- Is there a manufacturer warranty or evidence report available for the installation?
- Has the property had any damp, condensation or timber problems since the foam was installed?
Should You Walk Away or Negotiate?
Spray foam insulation is not automatically a dealbreaker, but it is leverage. Many buyers successfully negotiate a reduction in the asking price to cover the cost of removal, or make removal a condition of the sale before exchange. If a lender has already declined a mortgage on the property because of the foam, or the survey has revealed timber damage underneath it, walking away may be the safer option.
Get Free, Independent Advice Before You Commit
The National Spray Foam Advisory provides free, independent guidance to UK buyers and homeowners dealing with spray foam insulation, and can connect you with vetted specialists for an inspection or removal quote. Get in touch before you commit to a purchase.