Should I Buy a House with Spray Foam in the Loft?

You’ve found a house that ticks every box. Good layout, nice location, solid structure… and then the survey comes back: “Spray foam insulation detected in the loft.”

If you’re like most UK buyers, your heart sinks a little.

Spray foam insulation might seem harmless — but for many buyers, it’s the start of a frustrating process. Here’s why, and what to do next if you're thinking of buying a property where it’s already been installed.

Why It Causes Problems

Spray foam — particularly closed-cell foam — bonds directly to the roof timbers and creates a sealed surface. That sounds energy-efficient, but here’s the problem:

• Surveyors can’t inspect the roof structure properly
• Lenders don’t like the unknown
• Moisture and rot can hide beneath the surface

As a result, many mortgage providers:

• Refuse to lend unless the foam is removed
• Lower the property valuation
• Ask for further investigation or a specialist report

What to Ask the Seller

If you’re still interested in the property, ask:

• When was the spray foam installed?
• Is it open-cell or closed-cell?
• Was it installed by a certified professional?
• Is there a warranty, certification, or Building Control sign-off?

If these questions can’t be answered clearly, it’s a warning sign — and the lender may see it that way too.

Should I Walk Away?

Not always — but you’ll want to factor in:

• The cost of safe removal
• The risk of hidden roof damage
• The potential impact on resale value

You may be able to negotiate a lower price or ask the seller to remove the insulation before completion. At Snug & Secure, we often work with homeowners doing just that to get sales back on track.

What If I’m a Cash Buyer?

You have more flexibility — but the risks still apply. Even if a lender isn’t involved now, spray foam could:

• Complicate a future sale
• Reduce buyer interest
• Trigger survey concerns later on

If you’re planning to stay long-term and fully understand what’s involved, it might still be a solid buy — just go in with your eyes open.

Final Thoughts

Buying a house with spray foam insulation isn’t impossible — but it does add complexity. You’ll need to do your homework, ask the right questions, and be prepared to walk away if it’s more trouble than it’s worth.

Need help assessing what’s involved? Get in touch for advice — or check out our blog for more practical guidance on spotting, removing, and replacing spray foam insulation.