Property Care Association & Spray Foam
PCA guidance for UK homeowners
What is the Property Care Association (PCA)?
The Property Care Association is a UK trade association for property care specialists, including damp and timber treatment, structural waterproofing, and preservation work.
The PCA Spray Foam Inspection Protocol
What the Government Says
The government's October 2026 paper Spray foam insulation: Remediation, removal and lending says: "Before making any decision about your spray foam, you should take advice from a specialist surveyor." It refers homeowners to the PCA Spray Foam Insulation Inspection Protocol (March 2023) and the PCA's find-a-specialist tool.
A specialist inspection matters because spray foam applied directly to roof timbers creates real problems for inspection and maintenance:
Key Concerns:
- 1.
Prevents timber inspection
Once foam is applied, roof timber condition becomes impossible to assess without removal. Hidden rot, decay, or insect damage can progress undetected.
- 2.
Blocks ventilation
Spray foam can seal roof ventilation paths. Trapped moisture can cause condensation and timber deterioration.
- 3.
Complicates repairs
If roof leaks or timber damage occurs, foam must be removed before repairs can be made—adding significant cost and complexity.
- 4.
Mortgage lending issues
Lender policies vary. In October 2026 the government named eight major lenders, including Nationwide, Lloyds, Barclays and HSBC, as open to lending on spray foam homes, subject to their own requirements. Others still decline, usually because the timbers cannot be inspected.
What This Means for You
Get a specialist survey before you decide anything.
A survey to the PCA protocol tells you the condition of the foam and the roof, and whether removal is needed. The government also warns that removing the foam will not always guarantee a lender will lend, and that improper removal could lead to further issues.
Why Specialist Expertise Matters for Removal
Timber Specialists and Spray Foam Removal
Companies specialising in timber treatment and preservation understand roof timbers, which matters when foam is being taken off them.
What to look for in a removal company:
- ✓ Technical expertise: Experience in timber assessment, rot identification, and structural preservation
- ✓ Proper methods: Manual removal techniques that protect timber
- ✓ Insurance: Professional indemnity and public liability insurance
- ✓ Documentation: A clear report and certificate when the work is done
- ✓ Guarantees: A written guarantee on removal and repair work
The Paperwork Lenders Ask For
Lenders that decline spray foam will usually want documented evidence, after removal, that:
- • All foam has been completely removed
- • Roof timbers are visible and accessible for inspection
- • Timber condition has been professionally assessed
- • Any necessary repairs have been completed to standard
Each lender sets its own requirements, and removal does not guarantee a lender will lend. For individual lenders, see our sister site's lender tracker.
How to Find a PCA Specialist
PCA Find-a-Specialist Tool
The Property Care Association has a find-a-specialist tool on its website, which the government paper points homeowners to.
To find a specialist in your area:
- 1. Visit the PCA website (property-care.org)
- 2. Use its find-a-specialist search
- 3. Look for specialists who survey spray foam or work on damp and timber
- 4. Contact several to ask about a survey or removal quote
Important:
Not every PCA member surveys or removes spray foam. When contacting, ask specifically whether they do, and what documentation they provide afterwards.
Verifying PCA Membership
Before hiring, check that a contractor who says they are a PCA member really is:
- • Look them up on the PCA website
- • Check the membership is current (not lapsed)
- • Ask what report or certificate they will provide after the work
- • Ask to see an example of one
PCA Specialists and RICS Surveyors
PCA specialists and RICS (Royal Institution of Chartered Surveyors) surveyors can both be involved, at different stages:
PCA Specialist
Useful for:
- ✓ Inspecting the foam and roof to the PCA protocol
- ✓ Assessing timber condition
- ✓ Advising on damp and timber repairs
RICS Surveyor
Useful for:
- ✓ Independent third-party sign-off
- ✓ Confirming the work after removal
- ✓ Property valuation context
Which do you need?
Ask your lender (or your buyer's lender) what it wants to see before work starts. Requirements differ from lender to lender.
Our removal certificate is signed off by an independent RICS surveyor.
What Good Removal Work Looks Like
Whoever does the work, these are the things to expect:
1. Careful Manual Removal
Foam taken off by hand with tools that protect the timber, not methods that gouge, burn or soak it. See how spray foam is removed.
2. Complete Removal
Foam removed from all timber surfaces. Foam left behind can still be flagged at survey.
3. Timber Condition Assessment
Once the foam is off, the timber is assessed for rot, decay, insect damage, or structural issues, with any repairs recommended.
4. Proper Waste Disposal
Removed foam disposed of properly, by a licensed waste carrier.
5. Comprehensive Documentation
Before/after photos, a work report, timber assessment records, and a certificate you can give to a lender.
6. A Written Guarantee
Ask for a written guarantee covering the removal and any timber repairs.
Removal Costs
Costs depend mainly on roof area and foam type; see what removal costs. Timber repairs are quoted separately if damage is found.
Why the PCA Matters
The government points homeowners to the PCA's Spray Foam Insulation Inspection Protocol and its find-a-specialist tool when deciding what to do about spray foam.
A specialist survey tells you what you are dealing with before you spend money on removal.
Start with a specialist survey, then choose a removal company that documents its work properly.