If you’re planning to sell, remortgage, or release equity on your home, it’s essential to understand how lenders view spray foam insulation — and what documentation you’ll need to gain their approval. This guide will walk you through exactly what lenders require, why spray foam causes red flags, and how to resolve the issue properly to avoid mortgage delays or refusals.
Why Lenders Reject Homes with Spray Foam Insulation
Mortgage lenders and equity release providers require a clear structural assessment of your roof before they can approve any financial agreement. When spray foam insulation has been applied to the underside of the roof, this assessment becomes incredibly difficult — or even impossible.
Spray foam insulation was once widely marketed as a modern energy-saving solution. However, over the past several years, mortgage lenders and surveyors have seen a rise in related issues such as:
Trapped moisture, which can lead to hidden damp and rot
Timber degradation under the foam, especially when ventilation is poor
Inaccessible structural elements, making it impossible to verify roof condition
Poor or undocumented installations, which raise concerns about long-term damage
Because of these risks, many lenders in the UK have adopted blanket policies to automatically reject any home with spray foam present — even if it was installed professionally and appears tidy.
If you’re planning to borrow against your home or release equity, this insulation must be addressed first — or your application will likely be declined.
What Surveyors Look For
When assessing a property, mortgage surveyors and equity release valuation professionals have a duty to identify risk. To approve a home for lending after spray foam insulation has been removed, they look for:
Full visibility of all roof timbers and rafters
No remaining spray foam or foam residue
Evidence that the structure is dry and free from damp
Signs of improved ventilation, such as open soffits or breathable felt
Formal documentation that confirms the insulation was safely removed
This documentation is key to gaining approval — and is often more important than the condition of the roof alone.
The Importance of a Spray Foam Removal Certificate
Once spray foam has been removed from your home, simply saying “it’s gone” isn’t enough. Most lenders will only proceed with your application if you can show:
A valid Spray Foam Removal Certificate issued by a specialist contractor
Before and after photographs showing complete removal
A breakdown of the removal method used, including assurance that the process was manual (not chemical or ice blasting)
Written observations confirming that the timbers are sound, free from damp, and that ventilation has been restored
For full details on what the certificate should include, visit our dedicated guide here: Spray Foam Removal Certificate – What It Includes and Why It Matters
The certificate acts as formal proof that the removal meets lender standards — and without it, your application may still be rejected, even if the foam is gone.
How to Get Approved for Lending After Spray Foam
To ensure a smooth path forward with your sale or equity release, follow these steps:
Arrange an inspection to confirm the type of foam and its coverage area
Use a vetted removal specialist — not a general builder — who understands mortgage compliance
Request a full documentation pack, including the certificate, photographic evidence, and structural notes
Make your loft accessible and well-lit before the surveyor visits
Present the documentation clearly when submitting to your lender
Once all of this is done, most lenders will reconsider the application — and many will proceed without further issues.
Need Help Getting Started?
We work with trusted, fully certified spray foam removal specialists across the UK who understand exactly what lenders and surveyors require. Whether you’re mid-application or just beginning the process, we can help you avoid costly delays, failed surveys, or sales falling through.
Our expert partners:
Carry out full manual removal of all spray foam
Provide a lender-approved Spray Foam Removal Certificate
Include before-and-after photo evidence and structural notes
Advise on loft ventilation and re-insulation (if needed)
Call us today on 020 7870 3965 or email team@nationalsprayfoamadvice.co.uk to request a free, no-obligation quote from a trusted partner and start your path toward lender approval.
Don’t let spray foam stand in the way of your next financial move — get the clarity and compliance you need today.
