Spray Foam Roof Insulation: Key Challenges for Selling or Re-Mortgaging Your Property

Improperly applied spray foam insulation can trap moisture in the roof structure, leadding to long-term issues such as wood rot, mould, or corrosion of metal components. Additionally, the foam can obscure signs of existing damage, such as leaks or structural issues, making it difficult to assess the roof’s condition.

Buyers and mortgage lenders often hesitate to proceed with a purchase or loan if they cannot confirm the roof’s integrity. This uncertainty can lead to delays or even failed transactions.

Mortgage lenders may have concerns about properties with spray foam insulation. They may require a specific inspection, which often involves drilling through the insulation or removing sections of it to evaluate the structure underneath.

This can delay the selling or mortgaging process. Furthermore, some lenders have strict policies with spray foam insulation, particularly if it conceals structural issues or is not installed professionally.

If surveyors cannot adequately inspect a roof due to spray foam insulation, they may issue a lower valuation or recommend the lender decline the loan.  This can limit the buyer's financing options or reduce the property's market value.  

Whilst spray foam insulation effectively improves thermal efficiency, improper installation can lead to poor ventilation, resulting in increased humidity levels, potentially leading to condensation, mould growth, or other moisture-related issues.  Properties are required to have an Energy Performance Certificate (EPC) when sold or rented. The presence of spray foam insulation could affect the property’s EPC rating. If the insulation has led to ventilation issues or moisture build-up, it might negatively impact the EPC score, which could be a red flag for potential buyers or lenders.

Some types of spray foam insulation emit potentially harmful chemicals during application, particularly if installed by unqualified professionals. Buyers may worry about the quality of the installation or long-term air quality concerns, which could discourage potential buyers.

If buyers or lenders are unwilling to accept spray foam insulation or it is found that the insulation was improperly applied, the process can be costly and time-consuming. Certified professionals are often required to safely remove the insulation, especially in hard-to-reach areas.  The cost of removal could be included in the sale price, or it might make the property less desirable to potential buyers who do not want to face this expense.

Spray foam insulation must comply with current building regulations, and non-certified installation may fall short of these standards. If compliance issues arise, buyers or lenders may require corrective measures before approving a sale or mortgage loan, causing delays and additional costs.

If you plan to sell or re-mortgage a property with spray foam roof insulation, it is essential to address potential concerns early.  Hiring a qualified surveyor to inspect your property can provide valuable insights and recommendations.  This proactive step can help you avoid delays and ensure that your property meets the expectations of buyers and lenders.