Can you sell a house with spray foam insulation?

This guide is general information from published sources, collected on 12 November 2026. It is not legal, mortgage or surveying advice. Your lender, surveyor and solicitor decide what applies to your home.

Why is spray foam a problem for lenders?

The BBC reported on 18 November 2024 that homeowners with spray foam insulation were struggling to sell or remortgage, and that a quarter of the UK’s biggest mortgage providers would not lend against homes with spray foam in the roof. It estimated that as many as 250,000 UK homes have it. Some firms are reluctant because of concerns that poor fitting can leave moisture trapped and put roof timbers at risk of decay.

The House of Commons Library says the same risks apply if spray foam is incorrectly installed or used inappropriately: reduced ventilation in the roof space, condensation on the underside of the roof, and timber decay (briefing CBP-10658, updated July 2026).

The Insulation Manufacturers Association told the BBC that spray foam can be beneficial if properly installed. The point is that the condition of the roof matters, not only the foam.

What does RICS say?

RICS, the chartered surveyors’ body, says spray foam should be viewed as a serious modification to a property, and that many consumers have limited understanding of its effect on valuation, home surveys and lender decisions. Its consumer guide applies to spray foam added to the underside of an existing roof. It covers neither new builds where foam was part of the original design nor loft conversions designed for it.

What can you do if you are selling?

1. Find out what you have. Is it open cell or closed cell, who fitted it, and do you have paperwork or a guarantee?
2. Ask your buyer’s lender and surveyor early. They can tell you what evidence they need, before you spend money.
3. Get the roof timbers looked at. A surveyor can say whether the timbers are sound.
4. Decide whether removal makes sense. If a lender will not proceed, removal and re-insulation is one route.

What does removal involve and cost?

We take spray foam out of roofs and lofts, open cell or closed cell, and leave the roof timbers ready to re-insulate. UK guides put the average at about £40 per m², and whole-loft jobs usually between £2,000 and £6,000 depending on roof size and foam type (MyJobQuote, 17 September 2026; Less.co.uk, 12 November 2026). Our removal starts from £45 per m². See the full removal cost guide for each source.

Where it is needed, waste removal, anti-fungal timber treatment and a completion certificate are included at no extra charge. After removal we can fit mineral wool or SuperFOIL.

Beware of cold calls

RICS says Trading Standards and media reports highlight problems with cold calls and unsolicited offers to sell or remove spray foam. Get more than one quote, and ask what the price includes.