Can spray foam block your mortgage?

For homeowners across the United Kingdom. On 22 October, the government published new guidance for people whose roof, loft or attic contains spray foam insulation. Its key message is that spray foam does not automatically make a home unmortgageable, and homeowners should not rush into removal without a specialist inspection.

The government lists eight major lenders that are open to considering properties with spray foam: Nationwide, Lloyds, Santander, Barclays, NatWest, Coventry Building Society, The Co-operative Bank and HSBC. Each lender applies its own requirements, so appearing on the list does not guarantee approval.

Why lending problems arise

Spray foam is applied as a liquid, expands and sets into a firm insulation layer. It can cover roof timbers and make it harder for a surveyor to inspect the structure, ventilation, moisture and decay. A lender may therefore ask for documents, a specialist report or remedial work before a sale, mortgage or remortgage can proceed.

Spray foam is not always defective. The government warns that removal is not always required, poor removal can create further problems, and taking the foam out does not by itself guarantee that a lender will lend.

Five steps before selling or remortgaging

1. Do not agree to removal after an unsolicited call. First obtain an independent inspection from a specialist familiar with the Spray Foam Insulation Inspection Protocol.
2. Ask the lender or mortgage broker in writing what evidence is required, such as installation records, product details, guarantees, pre-installation photographs, ventilation design or a specialist report.
3. Gather the paperwork. If it is missing, ask the installer or manufacturer for retrospective copies, as recommended by the government.
4. Obtain a written survey before a removal quote. It should explain whether the timbers can be inspected, whether there is moisture or damage, and whether full or partial remediation is needed.
5. Agree any work with the lender before paying. Otherwise, removal may still fail to meet that lender's requirements.

If the installation is defective

Spray foam installed through a government scheme from 2020 onwards should have been fitted by a TrustMark-registered business.

• If the work is less than six years old and the installer is still trading, complain to the installer first and then its Scheme Provider. An unresolved dispute may then be escalated to the Dispute Resolution Ombudsman.
• TrustMark states that the general limit is usually five years in Scotland and six years in England, Wales and Northern Ireland. Its ombudsman route also has a separate deadline, normally within 12 months of the first complaint to the business.
• If the installer has ceased trading, check the insurance-backed guarantee. The government says this may typically last up to ten years.
• For work completed before the 2020 TrustMark requirement, look for an insurance-backed guarantee, scheme name, certification body or quality mark in the original paperwork.

Cold-call warning

The growth of the removal market has led to more unsolicited calls and offers. The government has not ordered homeowners to remove spray foam from every property. Do not provide bank details or pay a pressured deposit. Report unsolicited offers to Trading Standards, and complain to the Information Commissioner's Office if you believe an installer shared your details with a removal company.

Practical conclusion: obtain an independent inspection and the lender's written requirements before paying for work. The list of eight lenders is a useful starting point, while each application still depends on the property and evidence.