Can I Sell My House With Spray Foam Insulation?

If your home has been insulated using spray foam (typically polyurethane) in the roof space or elsewhere, you may be wondering how that affects your ability to sell. The short answer is: yes, you can sell, but there are some serious caveats. This post explains how spray foam insulation can impact the sale process in the UK, what the risks and benefits are, and what steps you (as the seller) can take to maximise your chances of a smooth transaction.

What’s going on with spray‐foam insulation and property sales

The good side

• Spray foam insulation can deliver very good thermal performance. For example, when properly installed, it forms an air-seal, reducing heat loss and helping energy efficiency.

• With the current emphasis on energy efficiency and low-carbon homes, a well-installed insulation upgrade should be a selling point (if documented properly).

• Some borrowers and lenders are beginning to accept properties with spray-foam installed (with caveats) which gives hope. For example, one source notes that a lender (Co‑operative Bank) recently adapted policy to allow some spray foam homes.

  
  

The downside, what many sellers find

• Many UK mortgage lenders and surveyors are very wary of spray foam insulation in pitched roofs (or other retrofit applications), as reported in the House of Commons Library.

• A key issue is roof structure inspection. If spray foam covers or adheres to roof timbers/underside of tiles, surveyors may not be able to access or inspect critical timber elements. The Royal Institution of Chartered Surveyors (RICS) states that some spray foam “makes it difficult to identify problems to the roof because it restricts the view from within the roof space.”

• Moisture/condensation risk: Incorrectly installed spray foam system can trap moisture, restrict ventilation, cause timber decay or hidden leaks.

• Increased cost / removal risk: If lenders decline to accept the installation, spray foam removal will be required or the buyer may insist on it.

• Market perception: Some buyers may be cautious about a home with spray foam, suspecting risks, and this can reduce offers, prolong time on market or limit you to cash buyers.

What this means when you’re selling

1. Mortgage-access risk: Because surveyors may flag spray foam as a “defect” or as making accurate inspection difficult, some lenders simply decline to lend on homes with such insulation. The UK parliamentary library notes: “some lenders may offer mortgages… certain criteria about type of spray foam and its installation may need to be met.”

2. Valuation and buyer negotiation: If a surveyor flags spray foam as a risk (e.g., “cannot fully inspect roof timbers”), the valuation may drop or the buyer’s lender may demand remedial work. That means you may have to accept a lower price, carry out removal, or restricted to buyers who can pay in cash.

3. Documentation is critical: To stand the best chance you’ll want to furnish the buyer and their lender with evidence of a correct and certified installation. That includes:

   • Certificate of product approval

   • Installer credentials

   • Warranty or insurance-backed guarantee

   • Installation specification/report (including condensation risk assessment)

   • Clear photographs and access history

4. Be open to potential removal: If the buyer’s lender demands removal or extensive surveying, you may have to negotiate who pays. In some cases it might make sense to remove the spray foam before listing to avoid sale delays.

How can you improve your chances of a sale?

• Gather all paperwork now: Before listing the home, pull together all installation certificates, warranty documents, ensure access to the roof space is clear, photos of the foam and timbers.

• Commission a condensation risk assessment / specialist report: A credible independent surveyor who has experience with spray foam can help reassure a buyer or lender. The Property Care Association (PCA) and Residential Property Surveyors Association (RPSA) have published an inspection protocol to help surveyors assess spray foam installations.

• Be transparent with the estate-agent and buyer: In your listing and discussions mention the insulation, provide the documentation, highlight the energy-efficiency benefits (e.g., lower heating bills, reduced carbon footprint). Then the buyer and their advisers know from the outset.

• Highlight the benefits: Don’t hide the fact: spray foam when installed correctly offers great thermal performance, air-tightness and can increase comfort. Provide estimated energy savings if you have them.

• Work with the surveyor / lender early: Encourage any potential buyer to check early with their lender about whether the property is acceptable and what documents they require.

• Consider removal (or partial removal) if necessary: Especially if the installer used closed-cell foam directly onto top side of roof tiles (which many lenders view as higher risk) removal is advisable. The HOA warns that closed-cell foam applied directly to roof tiles can cause serious issues

• Price accordingly: Recognise that even with documentation some buyers may discount the property to reflect perceived risk. If you are asking full market price, be prepared to justify or negotiate.

Typical scenarios to watch out for

• Retrofit spray foam to older pitched roofs: This is where the majority of problems arise: older roofs, bitumen felt underlay, unventilated roofs, foam sprayed directly to tile underside. In such cases surveyors/lenders are especially cautious.

• New build installations or fully compliant systems: If the spray foam was installed at build stage, to modern standards, with vapour control layer, ventilation, approved product etc., the risk is much lower.

• No paperwork or uncertain installation: This is the worst scenario. If you cannot produce the documentation, or the installer cannot confirm the system meets standards, you will likely face lender refusal or major negotiation.

What can go wrong (and what issues you might face)

• Buyer’s mortgage offer refused because lender considers property “not suitable as security” due to spray foam. For example, a UK homeowner on Reddit reported that the lender (Nationwide Building Society) declined pending documentation including a condensation risk assessment and BBA certificate.

• Surveyor flags the spray foam in the roof as “a defect” or “hidden risk” and either recommends removal or reduces valuation. RICS states hidden problems are a key concern.

• Removal cost for homeowner may put them off. For a transparent look at how much spray foam insulation removal costs, we have put together a comprehensive guide, updated for 2025: How Much Spray Foam Insulation Removal Really Costs

• The home remains unsold for longer, or only saleable to cash buyers, reducing your leverage.

So, can I sell my house with spray foam insulation? A summary and key take-aways

• Yes, you can sell a house with spray-foam insulation, but you will improve your chances significantly if the installation is properly certified, documented and demonstrates no adverse effects.

• The main barrier is finance (mortgage lending). If a buyer can’t get a mortgage because a lender refuses to lend on a property with spray foam, the pool of buyers shrinks, often to cash buyers or reduced offers.

• The more you can pre-empt questions (surveyors/lenders/buyers) by providing documentation and evidence the installation is safe and compliant, the smoother the process tends to be.

• If you suspect your installation is non-compliant (or you have no paperwork), you should factor in: potential removal cost, reduced valuation, longer time to sell, or increased risk of a failed sale.

• From a seller’s perspective, focusing on transparency, preparing documentation, and working with the buyer’s surveyor/lender early is the best approach.

What we at Remove Spray Foam can help

At Remove Spray Foam, we specialise in helping homeowners navigate the challenges posed by spray foam insulation: whether that means organising a professional inspection report, sourcing certificate documentation, or where necessary assisting with removal or replacement to restore a home’s marketability. If you’re considering listing your home and your roof has spray-foam, we can provide a bespoke assessment and guide you through your options. Simply fill in the form at the top of our home page.