Spray Foam Insulation and Mortgage Problems: What It Means, and What to Do Next
If a lender or surveyor has flagged spray foam insulation in your roof, and your mortgage, remortgage or sale has stalled, you're not alone — an estimated 250,000 UK homes have spray foam insulation, much of it installed under government grant schemes.
Here's the part most people aren't told: a lender's caution doesn't automatically mean the foam has to come out. Before you commit to expensive removal, it's worth establishing whether there's an actual problem. An independent spray foam inspection tells you the type and condition of the foam, and gives you independent evidence of the foam's condition.
SprayFoamCheck is independent and inspection-only. We don't remove spray foam and we take no referral fees, so our findings are unbiased — we have nothing to sell you except an honest report.
Based in North West England & North Wales — outside the area? Get in touch, I may still be able to help.
Before you book: what we can — and can't — do for your mortgage
Let's be straight with you, because most companies won't be. Most mortgage lenders will only accept a report from a RICS chartered surveyor. SprayFoamCheck is an independent spray foam inspection service — we are NOT RICS chartered surveyors, and we cannot provide the RICS report a lender is likely to require. If your only goal is to satisfy a lender, you will most likely need a RICS surveyor, not us.
What we are for: to tell you, independently, whether there's actually a problem — before you spend thousands on removal you may not need; to provide evidence for a claim if the foam was badly installed or mis-sold; and to give you and your buyer a clear picture before a sale.
When to use us, and when you need a RICS surveyor
In plain English: we give you an independent, specialist inspection of the spray foam in your roof — what type it is, how it was installed, and whether it's actually causing a problem. We are not RICS chartered surveyors and we do not produce the RICS report a mortgage lender will usually require.
Use SprayFoamCheck when…
- You've been quoted for removal and want an independent check on whether it really needs removing before you spend thousands.
- You want to know the true condition of the foam — type, install quality, moisture — from someone with nothing to sell you.
- You're building evidence for a complaint, an insurance-backed guarantee claim, or a Financial Ombudsman case (foam badly installed, mis-sold, or the installer has ceased trading).
- You're selling and want a clear, independent picture of the foam to share with your buyer.
- You simply want honest peace of mind about what's in your roof.
You need a RICS chartered surveyor when…
- Your mortgage, remortgage or equity-release lender requires a report on the roof or the spray foam — lenders almost always require RICS.
- A lender or a buyer's solicitor has specifically asked for a RICS survey or structural report.
- You're buying a home with spray foam and need a survey the lender will accept to approve the mortgage.
- Your goal is to satisfy a lender's valuation or survey requirement.
Not sure? Often it's both — use us to find out independently what's actually going on, then a RICS surveyor for the lender's formal requirement. Our inspection can't replace a RICS report, but it can help you decide whether you even need to worry, and avoid paying for removal you may not need.
Still not sure which one you need?
Don't guess — just ask. A quick message and I'll tell you honestly whether an inspection is right for you, or whether you need a RICS surveyor instead.
Why does spray foam insulation affect a mortgage?
When spray foam is applied to the underside of a roof, it covers the timbers and felt. That creates two concerns for lenders and their surveyors:
- The roof structure can't be easily inspected. A surveyor can't see the timbers underneath the foam, so they can't confirm their condition or rule out hidden problems.
- Poorly installed foam can trap moisture. If foam is applied incorrectly — for example, directly onto roofing felt with no ventilation — it can hold moisture against the timbers over time, which may lead to condensation and decay.
Because of this, many lenders take a cautious view. Some decline outright where foam is present in the roof; many others will consider an application, but want evidence about the installation and condition first.
Will every lender refuse a property with spray foam?
Most lenders will only proceed on the basis of a report from a RICS chartered surveyor, which we are not able to provide. Some lenders decline outright where spray foam is present in the roof; others may consider an application with the right RICS survey and supporting documentation. Because policies change frequently and depend on your circumstances, check the current position with your own lender or a mortgage broker. We are an independent spray foam inspection service, not mortgage advisers and not RICS surveyors — our role is to tell you, independently, what condition the foam is actually in.
Mortgage brokers and solicitors working on these cases can also see our information for professionals.
How do I know if I have spray foam insulation?
Have a careful look in your loft. Spray foam is usually sprayed directly onto the underside of the roof, coating the rafters and the felt between them. There are two main types:
- Open-cell foam — softer and spongy to the touch, more breathable.
- Closed-cell foam — hard and rigid once set, forms a solid layer.
If you can't safely access the loft, or you're not sure what you're looking at, an inspection will confirm the type, how it was installed, and its condition.
My mortgage was refused because of spray foam — what now?
A refusal feels like a dead end, but there's usually a clear path forward:
- 1
Don't rush into removal.
Removal is often quoted in the low thousands of pounds and can risk damaging the roof if done badly. It isn't always necessary — establish whether there's a genuine defect first.
- 2
Get an independent inspection.
This documents the foam type, how it was installed, the ventilation, and moisture readings taken at the time of inspection, with photographs.
- 3
Share the report with your surveyor or adviser.
It gives them independent evidence of the foam's condition. If you're buying or selling, a pre-sale loft inspection covers the same ground for the transaction.
- 4
If the foam was poorly installed or mis-sold — or the installer has since ceased trading — your report can support a complaint, an insurance-backed guarantee claim, or a case to the Financial Ombudsman.
See our spray foam claim and Financial Ombudsman evidence service, or — if the original installer is no longer trading — the installer ceased trading inspection. We provide independent evidence of the roof's condition; we don't give legal advice, and any claim is a matter for you and your adviser to determine.
What a SprayFoamCheck inspection gives you
- Independent and inspection-only. We don't remove spray foam and take no referral fees, so there's no incentive to find a problem that isn't there.
- A qualified assessor. Your inspection is carried out by Jan, a qualified Domestic Energy Assessor (DEA, ABBE Level 3) who has completed PAS 2035 training. Inspections are carried out in line with PCA (Property Care Association) guidance for assessing spray foam, with temperature, relative humidity and dew-point readings taken at the loft apex using a professional psychrometer.
- A clear, documented report — foam type, installation, ventilation, moisture readings at the time of inspection, and photographs — written as independent evidence of the foam's condition.
- A fixed fee of £295. No surprises. A faster 48-hour turnaround is available for an additional charge.
- Based in North West England and North Wales — and I do travel for some jobs further afield, so ask if you're outside the area.
What an inspection can't do: it can't guarantee a lender's decision, it isn't a RICS report, and it isn't a legal ruling. It's independent, documented evidence of your roof's condition at the time of inspection.
SprayFoamCheck is fully independent and professional-indemnity insured.
Book an independent inspection
Fixed £295 fee. Inspection only — no removal sales. Based in North West England & North Wales — outside the area? Get in touch, I may still be able to help.
Frequently asked questions
Will your report satisfy my mortgage lender?
Most lenders require a report from a RICS chartered surveyor, which we are not able to provide. Our inspection is independent specialist evidence of the foam's type and condition — useful for deciding what to do, for a claim, or for a sale — but it is not a RICS report and should not be relied on as a substitute for one.
Are you chartered surveyors? Do you provide RICS reports?
No. SprayFoamCheck is an independent spray foam inspection service led by a qualified Domestic Energy Assessor. We are not RICS chartered surveyors and do not provide RICS reports.
How do I know which type of spray foam insulation I have?
Open-cell spray foam is soft and spongy to the touch; closed-cell foam is hard and rigid once set. An independent inspection confirms the type and condition.
How much does a spray foam inspection cost?
SprayFoamCheck charges a fixed fee of £295, with a faster 48-hour turnaround available for an additional charge.
Do you remove spray foam insulation?
No. SprayFoamCheck is completely independent and inspection-only, which is what keeps the report unbiased.
Which areas do you cover for spray foam inspections?
I'm based across North West England and North Wales, which is where most inspections take place. I do also travel for some jobs further afield, so if you're outside that area, get in touch — I'll let you know whether I can reach you, and any travel cost would be agreed with you up front.
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