Can You Sell a House with Spray Foam Insulation in the UK? (2025 Guide)

If your home has spray foam insulation and you're thinking of selling in 2025, you're likely hearing mixed messages. Some estate agents say it’s fine. Some buyers are hesitant. Some lenders outright refuse mortgages. So, what’s the truth?

In this blog, we’ll explain how spray foam affects your ability to sell, why buyers are often put off, and what you can do to secure a sale.

1. Is It Legal to Sell a House with Spray Foam?

Yes—it’s completely legal to sell a house that has spray foam insulation. There is no law in the UK preventing the sale of such properties.

However, legal doesn’t mean simple. The problems arise when surveyors, lenders, and insurers get involved.

Related: Is Spray Foam Insulation Illegal in the UK?

2. Why Does Spray Foam Make It Harder to Sell?

Homes with spray foam often raise red flags for mortgage lenders and surveyors. Here’s why:

• Surveyors can’t inspect roof timbers easily
  
  
• Moisture and condensation risks are higher
  
  
• Closed-cell foam can trap damp and cause rot
  
  
• Valuation uncertainty for lenders
  
  

As a result, many buyers are told they must remove the spray foam before a mortgage offer can be approved.

3. Common Buyer Objections

Buyers today are more informed and cautious. These are the most frequent concerns they raise:

• Will my mortgage be declined?
  
  
• Could spray foam cause hidden damage?
  
  
• Is it expensive or messy to remove?
  
  

It’s not that buyers won’t consider your property—it’s that they want certainty. And spray foam adds risk.

See also: Why Is Spray Foam Making Homes Unsellable?

4. What Are Your Options as a Seller?

If you're selling a house with spray foam in the loft, consider the following routes:

• Get a RICS surveyor’s report to reassure buyers
  
  
• Offer to cover or split the cost of removal
  
  
• Remove the foam before listing the home
  
  
• List with a cash buyer or investor firm (no mortgage needed)
  
  

Of these, removal is the most straightforward path to a smooth sale.

Learn more: Spray Foam Removal – Areas We Cover

5. Can You Sell Without Removing the Spray Foam?

Yes, but be prepared for one or more of the following:

• Fewer interested buyers
  
  
• Downward negotiation on price
  
  
• Sale delays due to lender rejections
  
  
• Buyer requests for removal as a condition of sale
  
  

That’s why many homeowners choose to remove the foam before listing.

6. How Long Does It Take to Remove Spray Foam for Sale?

Professional removal typically takes 1–3 days depending on:

• Size of loft
  
  
• Foam thickness
  
  
• Roof type
  
  

Once removed, a new survey can be completed quickly to satisfy lender requirements.

Read more: Spray Foam Removal Without Damage

Frequently Asked Questions

Can buyers get a mortgage on a house with spray foam?
Sometimes, but most lenders decline or ask for removal first.

Will removing spray foam help sell my home faster?
Yes—removal can make the property easier to finance and more appealing.

Do I have to tell the buyer about spray foam?
Yes—transparency is key. Hiding it can delay or cancel the sale.

Is spray foam in the loft a deal-breaker?
Not always—but it often triggers more questions and lender scrutiny.

What’s the fastest way to resolve this before listing?
Book a removal assessment and provide buyers with a clean survey report.