If you’re considering equity release on your property, there’s one issue that could bring the process to a sudden halt — spray foam insulation in your loft.
Thousands of UK homeowners are now discovering that spray foam, once sold as an energy-saving upgrade, is now flagged as a serious risk by lenders. Here’s what you need to know if you’re applying for equity release and your home has spray foam installed.
Why Spray Foam Blocks Equity Release
Equity release lenders (and their surveyors) need to assess the condition of your roof structure before approving a lifetime mortgage. Spray foam insulation, which is typically applied directly to the underside of your roof, obscures key structural elements like rafters and felt — making a proper assessment impossible.
Even if the foam looks neat or was professionally installed, it still prevents surveyors from confirming whether your roof is in good condition. Worse, spray foam can trap moisture, accelerating timber decay and condensation issues.
Bottom line: Most equity release lenders will automatically decline any property with spray foam insulation unless it has been professionally removed.
The Role of Surveyors in the Process
Before releasing funds, equity release providers send a surveyor to inspect your home. If spray foam is detected in the loft or roof space, they will flag it — and the application is likely to be rejected on the spot.
Some surveyors will even note spray foam as a risk on partial coverage or older installations, regardless of whether it’s open-cell or closed-cell.
Surveyors typically look for:
Full visibility of all roof timbers
No foam or foam residue
No signs of trapped moisture or rot
A formal Spray Foam Removal Certificate and before/after photos
What You Can Do if You Have Spray Foam
If you’re planning equity release and your home has spray foam insulation, don’t panic — but act fast.
Here’s what to do:
Get a professional assessment – A trusted spray foam removal specialist can inspect your loft and determine the scope of removal needed.
Book a safe, manual removal – Removal must be done by hand (not chemically or via dry ice) to avoid damaging the roof structure.
Obtain the right documentation – This includes a Spray Foam Removal Certificate, before-and-after photos, and ventilation/timber condition notes.
Present this documentation during the equity release process – Your lender will need to see proof that the foam has been removed and the roof is fully assessable.
Avoiding Costly Delays
Many homeowners only discover the issue after their equity release application has already begun — resulting in delays, wasted fees, and even rejections. The best way to protect yourself is to act before your survey is booked.
A typical spray foam removal job takes 2–5 days and can be completed with minimal disruption. Once removed and documented, your equity release application can continue smoothly.
Need Help with Removal?
At National Spray Foam Advice, we connect UK homeowners with trusted, certified spray foam removal specialists in their area. Our partners:
Carry out full, manual removal
Provide proper certification and photo documentation
Understand exactly what surveyors and lenders require
Call us today on 020 7870 3965 or email team@nationalsprayfoamadvice.co.uk for free, impartial advice — and to get matched with a removal expert near you.
Don’t let spray foam block your financial freedom. Get ahead of the problem and start your equity release process with confidence.
