Why spray foam causes problems
Spray foam was sold to many homeowners as a quick way to insulate a loft or hold old roof tiles in place. Applied to the underside of the roof, it can trap moisture against the timbers and stop surveyors seeing their condition. If the roof can't be inspected, a lender's valuer often can't confirm it's sound, and the lender may decline to lend or ask for more reports.
Not all foam is the same, and not every installation causes damage. But because the condition is hard to see, many lenders take a cautious line, and that's what stalls sales.
Your options
| Option | What it involves | Good for |
|---|---|---|
| Specialist inspection | A surveyor assesses the type of foam and the timbers, sometimes taking samples | Showing a buyer's lender the roof is sound |
| Removal and repair | Foam stripped out, timbers checked and repaired, roof ventilated, insulation replaced | Restoring a normal sale; costs vary with roof size and condition |
| Sell as it is | Sell to a buyer who doesn't need a mortgage | Speed and certainty, especially if other work is needed too |
Keep any paperwork from the installer: the product, the date and any guarantee. Buyers' surveyors will ask, and it can make the difference between a lender saying yes or no.
You need to declare it
If you know there's spray foam in the roof, tell your solicitor and agent at the start. Estate agents mustn't leave out material information that buyers need, and a buyer's surveyor will find it anyway. Being upfront avoids a sale collapsing at the mortgage valuation, weeks in.
Source: Material information guidance (National Trading Standards)
Removal or sale: how to decide
Get a quote for removal and any likely repairs, and ask an agent what the house would sell for afterwards. Compare that, after the cost and time involved, with what you'd get selling as it is. If the house needs other work too, or you need to move soon, selling as it is often wins.
A local example
At Firs Glen Road in Talbot Park, the seller wanted a straightforward, no-hassle sale of a house that needed refurbishment and had foam insulation to remove. We exchanged without carrying out any surveys, delayed completion to suit the seller, then carried out significant remedial works ourselves before reselling it.
Why sales stall at the mortgage valuation
Most sales with spray foam don't fail at the viewing. They fail weeks later, when the buyer's lender sends a valuer, the valuer can't see the roof timbers, and the lender asks for a specialist report or declines to lend. By then you may have agreed a moving date and the buyer may have spent money on searches.
Telling buyers at the start, and having an inspection report ready, avoids that late surprise.
Removal: what's involved
- Inspection to identify the type of foam and check the timbers.
- Removal of the foam, usually by hand, with waste disposed of properly.
- Repairs to any timbers that have decayed.
- Ventilation and new, breathable insulation fitted correctly.
- A report confirming the work, which you can give to buyers and lenders.
Costs and timescales depend on the size and condition of the roof, so get a specific quote. Keep every report and invoice: they're what a buyer's lender will ask for.
If your house needs other work too, such as a new kitchen, rewiring or damp treatment, selling as it is may be simpler than fixing the roof first. See selling a house that needs work.
Questions buyers and lenders ask
- When was the foam installed, and by whom?
- What type of foam is it, open-cell or closed-cell?
- Is there an installer's guarantee, and is the company still trading?
- Has the roof been inspected since, and are the timbers sound?
- Is the loft ventilated?
Collect whatever you can answer before you list the house. If you can't answer most of them, a specialist inspection is the best investment you can make before selling.
Selling to us
We buy houses with spray foam across Bournemouth, Poole and Christchurch, with our own funds, so there's no lender's valuation to pass. We price in the cost of removal and any repairs, explain our figure, and can exchange quickly or wait until you're ready to move.
Disclosure and the property information form
The forms your solicitor sends to buyers ask about the property's condition, alterations and any problems you know about. If you know there's spray foam in the roof, say so and give whatever details you have. Estate agents also have to include material information in listings that buyers need to make a decision. Being clear at the start protects you after the sale, as well as making it more likely to go through.
Source: Material information guidance (National Trading Standards)
What to do next
If your sale has stalled because of spray foam, or you'd rather not deal with it, we can buy your house as it is with our own funds. Read about selling a property that needs work or what to do when a sale falls through.
