Spray foam insulation and mortgages

Some homeowners have found it difficult to remortgage or sell properties that have spray foam insulation. In November 2024, the BBC reported that a quarter of the UK’s biggest mortgage providers and all of the equity release lenders it surveyed would not lend against homes with spray foam insulation in the roof.

If installed incorrectly, spray foam insulation may lead to condensation which can affect a roof structure.

This article focuses on England. An article by the Scottish Parliament Information Centre provides information on the use of spray foam insulation in Scotland. Additionally, the Northern Ireland Executive has published a short information note on spray foam insulation. There is no official information or guidance specific to Wales currently available.

What is spray foam insulation?

Spray foam insulation is one method to insulate a home to stop heat from escaping. This can improve its energy efficiency and reduce energy bills.

It is a form of liquid insulation that is applied with a spray gun. It expands to fit the area available and sets to form a firmer insulation layer. It is typically used to insulate roofs, lofts and attics. Spray foam insulation can come in two forms:

• Open cell: remains soft after setting. It is not as prone to condensation as closed cell spray foam. However, it does not provide the same level of insulation as it is not as dense.
• Closed cell: is rigid once set. It is a better insulator than open cell spray foam. However, it is also a vapour barrier that can reduce ventilation.

Spray foam insulation was one of the measures covered by the government’s Green Homes Grant scheme. The scheme, which closed in March 2022, covered up to two-thirds of the cost of works to improve the energy efficiency of homes.

Potential problems with spray foam insulation

Spray foam insulation has been used in homes for decades but problems in timber-framed roofs have been reported. If incorrectly installed or used inappropriately, spray foam insulation might:

• reduce air circulation and ventilation within a roof space
• lead to dampness and condensation on the underside of a roof because it forms an air barrier and stops moisture from escaping
• place timber-framed roofs at risk of decay.

Spray foam insulation can also be difficult and costly to remove. According to the website Checkatrade, the estimated cost of removing spray foam insulation from the roof of a three-bedroom detached house is around £3,200 (or £40 per square metre).

The Royal Institution of Chartered Surveyors (RICS) says the presence of spray foam may affect a surveyor’s valuation of a property, for example, if it has been applied incorrectly. The Home Owners Alliance (HOA), a consumer group which advises homeowners, explains that because spray foam covers a roof’s structure, surveyors appointed by mortgage lenders may find it difficult to inspect the condition of individual roofs and identify risks.

In a letter to the government in May 2025, the Property Care Association (PCA) and HOA said that 35% of properties had one or more defect as a result of spray foam insulation, based on spray foam inspections at over 500 properties.

Industry guidance

In November 2021, the Residential Property Surveyors Association (RPSA) and PCA published (now withdrawn) guidance (PDF). The guidance said that, without technical information, it was “unlikely” that surveyors could “comment on the condition of the timber roof structures or speculate on risk”.

That guidance was withdrawn in October 2022 for a “full review”. The PCA and RPSA said they have been working with lenders, surveyors and the spray foam industry to develop inspection protocols and installation procedures.

In March 2023, the PCA published an inspection protocol for surveyors to help them assess spray foam risks inside pitched roofs. It said the framework would help surveyors assess the condition of individual roofs instead of having to make decisions on spray foam “just being there”. The PCA also developed training to help surveyors evaluate properties with spray foam and recommend appropriate actions.

The PCA said the next step would be for the spray foam industry to create a “system of controls” for suppliers and installers to allow “installations to be measured and verified” against product approval certificates.

In May 2023, the Insulation Manufacturers Association (IMA) published a code of practice for the installation of spray foam insulation in roofs (PDF).

The IMA produced further guidance on spray foam insulation (PDF) in October 2024, which aims to provide more information about spray foam and help mortgage lenders, valuers and surveyors to better understand how and when spray foam has been installed in line with professional standards.

In February 2025, due to ongoing issues for homeowners with spray foam insulation installed, the PCA and HOA called on the government to consider whether spray foam insulation should continue to be included within government schemes (PDF) that support the installation of insulation in homes.

Guidance for homeowners considering spray foam

The HOA has advised homeowners to “avoid installing spray foam roof insulation” until the issues are resolved. It has advised homeowners who wish to install spray foam insulation to use a member of the National Insulation Association.

The RICS has published guidance for homeowners who are considering installing spray foam insulation. It advises homeowners to obtain “independent expertise, commercially separate from the installer and manufacturer” from a qualified professional to help them determine whether spray foam insulation is suitable for their property. The PCA also advises homeowners to carry out appropriate checks to determine whether spray foam is suitable for their roof.

How has the government responded?

In June 2022, the previous government said it had no plans to intervene where property values or access to mortgages had been affected because of spray foam insulation installed using Green Homes Grant vouchers, stating that:

• The availability and terms of mortgages are issues for lenders
• It is the responsibility of the installer and homeowner to decide whether to proceed with using spray foam insulation.

In March 2022, the government said consumers who believe they have been misled may be able to seek redress under the Consumer Protection from Unfair Trading Regulations 2008 (see below). All traders have to adhere to these regulations.

In March 2025, the government confirmed that there is no government financial assistance for homeowners to have spray foam insulation removed. It has advised that, where spray foam has been incorrectly installed, homeowners are entitled to remediation by their installer or via an insurance-backed guarantee. Where homeowners cannot resolve the issue with their installer, they can contact TrustMark for further help.

The government said in June 2025 that it is engaging with lenders to seek a resolution for those facing difficulties.

In response to questions about government support for spray foam insulation, the government has stated that it does not recommend specific insulation solutions and, under any government energy efficiency scheme, insulation that is installed should be determined based on a property-specific assessment conducted by a qualified professional. The government has also stated that, where spray foam insulation has been installed in line with the relevant standards, it should not require removal or prevent homeowners obtaining a mortgage.

However, the government has acknowledged that the wider consumer protection system for government energy efficiency schemes needs reform and has committed to improve it through the Warm Homes Plan.

What can affected homeowners do? Request and keep paperwork

The RICS advises homeowners to keep paperwork from their installation “to assist should you decide to sell or remortgage the property”. This includes independent test certificates which are awarded to spray foam products by organisations such as the British Board of Agrement (BBA). Where homeowners do not have paperwork from their installation, they should contact their installer or the product manufacturer who may be able to provide it.

This may help a surveyor assess the work done.

Look for another mortgage lender

The HOA said some lenders may offer mortgages to homeowners with spray foam insulation, such as those that consider applications on a case-by-case basis. Certain criteria about the type of spray foam and its installation may need to be met.

Most lenders will ask a surveyor to inspect the insulation and make a mortgage decision based on that survey.

Consider removal

The PCA, RPSA, IMA and other organisations, have collectively published a guide for consumers who already have spray foam insulation installed. It states that spray foam may not require removal where there is low risk or other remedial measures would be more appropriate to reduce any potential risks. It advises that homeowners should consult a qualified surveyor about their spray foam and whether remedial action is needed.

Checkatrade advises homeowners against removing insulation themselves because it could “damage tiles, electrics and other materials”. It says some spray foam is “toxic to touch and breathe in”. Checkatrade also provides estimates of the cost of removing spray foam.

Cold callers

Both the HOA and the PCA have warned that cold callers have been contacting households with spray foam insulation and pressuring them to pay to have the spray foam removed.

The HOA advises that cold callers are likely to have acquired householders’ contact details illegally and that they shouldn’t be engaged with.

Similarly, the PCA has warned homeowners about individuals posing as surveyors who work for the PCA. The PCA does not have in-house surveyors (PDF) and advises that householders should verify who they are being contacted by before agreeing to any surveys or removal works.

Raise a complaint

Affected homeowners may wish to review the terms on which they were sold the insulation and raise any issues with their installer or accredited oversight body in the first instance.

All works completed under government energy efficiency schemes have to be undertaken by a TrustMark-registered installer. TrustMark has a dedicated dispute resolution process.

If a consumer believes they were misled or their installer omitted important information in such a way that was likely to deceive them, they may wish seek redress under the Consumer Protection from Unfair Trading Regulations 2008.

• They may wish to seek professional or legal advice on their situation: Which? explainsmisleading actions and omissions under the Consumer Protection Regulations.
• Citizens Advice also provides advice to customers who encountera problem with traders.

The Library briefing, Legal help: where to go and how to pay, provides advice on sources of legal information.

Photo by Super Straho on Unsplash

About the author: Tom Hewitt is a researcher at the House of Commons Library, specialising in energy policy.

Disclaimer

The Commons Library does not intend the information in this article to address the specific circumstances of any particular individual. We have published it to support the work of MPs. You should not rely upon it as legal or professional advice, or as a substitute for it. We do not accept any liability whatsoever for any errors, omissions or misstatements contained herein. You should consult a suitably qualified professional if you require specific advice or information. Read our briefing for information about sources of legal advice and help.