Will Your Home Pass a Mortgage Survey with Spray Foam Insulation?
If your home has spray foam insulation in the loft, you might be wondering if it will pass a mortgage survey. The reality is that 9 out of 10 times, it won’t.
In recent years, UK mortgage lenders and surveyors have become increasingly cautious about spray foam insulation, often leading to mortgage rejections, down-valuations, and even failed house sales. If you’re looking to sell, remortgage, or access equity release, spray foam insulation could be a major obstacle.
Here’s why spray foam almost always fails a mortgage survey—and what you can do about it.
Why Do Homes with Spray Foam Fail Mortgage Surveys?
1. Surveyors Can’t Inspect the Roof Structure
One of the biggest issues with spray foam insulation is that it covers the roof timbers, preventing surveyors from checking the structural integrity of the property.
Surveyors need to assess for:
- Wood rot
- Damp issues
- Structural weaknesses
- Signs of deterioration
If the insulation prevents them from visually inspecting the roof, they can’t confirm whether it’s structurally sound. Since lenders rely on surveyor reports to approve a mortgage, this often leads to a rejection or down-valuation.
According to the HomeOwners Alliance, many lenders now refuse to provide mortgages on homes with spray foam insulation because it restricts their ability to assess the property properly. Read more.
Outcome: Mortgage lenders will likely refuse to lend unless the spray foam is professionally removed.
2. Spray Foam Can Trap Moisture & Cause Timber Decay
Another major concern is that spray foam can trap moisture within the loft, leading to hidden damp problems.
Since spray foam forms an airtight seal, it can stop natural ventilation. If moisture becomes trapped behind the foam, it can lead to:
- Wood rot in the roof timbers
- Mould and damp issues
- Structural weakening over time
Since surveyors can’t check behind the insulation, they often assume the worst-case scenario—that moisture could be causing significant hidden damage.
Outcome: Surveyors mark the home as high risk, and lenders refuse the mortgage application.
3. Major Mortgage Lenders Reject Homes with Spray Foam
Many of the UK’s biggest mortgage lenders refuse to lend on properties with spray foam insulation, or require additional evidence that the insulation is not causing damage.
The following banks and lenders have strict policies regarding spray foam insulation:
- Nationwide Building Society
- Santander
- Halifax (Lloyds Banking Group)
- NatWest
- Barclays
You can find more details about mortgage lenders’ policies on spray foam insulation in this Industry Report.
These banks often require:
✔ A RICS-approved surveyor’s report confirming that the spray foam does not impact the roof structure
✔ Proof that the spray foam was installed correctly with adequate ventilation
✔ In most cases, full removal of the spray foam insulation
If you can’t provide this documentation, lenders are likely to reject your mortgage application.
Outcome: Even if a surveyor approves the property, the mortgage lender may still refuse to finance it.
5. Poorly Installed Spray Foam Can Make the Problem Worse
Not all spray foam installations are done correctly. Some common mistakes include:
- Applying too much foam, putting pressure on the roof structure
- Blocking ventilation, leading to condensation buildup
- Using low-quality foam products that degrade over time
Even if the insulation was installed years ago, lenders and surveyors will assume the worst unless they can inspect the roof structure—which, as mentioned earlier, is impossible with spray foam in place.
Outcome: Surveyors flag the insulation as a risk, and mortgage lenders refuse to approve financing.
What Can You Do If Your Home Fails a Mortgage Survey Because of Spray Foam?
If your home fails a mortgage survey due to spray foam insulation, the only real solution is to have it professionally removed and obtain a Spray Foam Removal Certificate to prove the work was done correctly.
At National Spray Foam Advice (NSFA), we:
✔ Connect you with trusted spray foam removal specialists
✔ Ensure removal is carried out safely without damaging your roof
✔ Provide a Spray Foam Removal Certificate, accepted by lenders and surveyors
This certificate is essential for getting your home approved for a mortgage, remortgage, or sale.
Final Thoughts: Will Your Home Pass a Mortgage Survey with Spray Foam?
Most of the time, no.
- Surveyors can’t inspect the roof timbers properly
- Lenders see it as a risk and often refuse to lend
- Moisture and ventilation issues can lead to timber decay
- Many mortgage providers have a blanket ban on spray foam properties
If you’re planning to sell, remortgage, or release equity, removing spray foam insulation is often the only way forward.
📞 Need spray foam removed? Contact NSFA today for expert advice and to book a trusted removal specialist.
