Can I get a mortgage on a house with spray foam?

Why spray foam can affect a mortgage

The House of Commons Library has published a briefing on spray foam insulation and mortgages (CBP-10658, first published October 2023 and updated July 2026). It explains that some homeowners have had trouble remortgaging or selling homes with spray foam in the roof.

The briefing gives two main reasons lenders hold back. Foam sprayed onto the underside of a roof covers the rafters, so a surveyor cannot see whether the timbers are sound. And where foam has been fitted badly, it can cause problems in the roof itself, such as trapped moisture.

What guidance exists?

The briefing points to guidance from three industry bodies:

• RICS (the Royal Institution of Chartered Surveyors) has guidance on spray foam insulation for its surveyors.
• The Property Care Association has an inspection protocol for surveyors checking spray foam.
• The Insulation Manufacturers Association has a code of practice for installing spray foam.

Lenders and valuers use these to decide how to treat a property. Each lender still sets its own rules.

What to do if spray foam is holding things up

1. Ask your lender or broker exactly what they need: removal, a specialist inspection report, or both.
2. Find out what kind of foam you have. Open-cell and closed-cell foam cost different amounts to remove.
3. Check your paperwork. The briefing notes there is no government money for removal, but you may be able to claim from the installer or an insurance-backed guarantee if one came with the work.
4. Get a removal quote that says what will be refitted afterwards.
5. Keep photos and invoices from the removal for your lender and buyer.

How removal works

We survey the roof, measure the sprayed area and check the type of foam. On the day we protect the house below the loft, cut the foam away from the rafters, clean the timbers, bag the waste and take it away. We can then fit standard loft insulation so the house is not left cold.

How much does removal cost?

Our rates are £45 per m² for open-cell foam and £85 per m² for closed-cell foam. The House of Commons Library briefing gives about £3,200, or around £40 per m², for the roof of a three-bedroom detached house. See the spray foam removal cost guide for more sources.

Should I remove it before I sell?

It depends on your buyer’s lender. Some buyers will only proceed once the foam has gone. Others may accept a specialist inspection. Talk to your estate agent and conveyancer early, because removal and paperwork take time and a sale can stall while you wait.

Spray foam does not always stop a mortgage, but it often makes one harder to get. Check with your lender first, then book a removal survey.