Does Spray Foam Insulation Affect Equity Release in the UK? (2025 Guide)

Equity release is a growing option for UK homeowners looking to unlock the value of their homes—but spray foam insulation is increasingly putting those plans on hold. Whether you’re exploring a lifetime mortgage or home reversion plan, this guide explains how spray foam insulation could impact your equity release approval in 2025.

1. Why Equity Release Lenders Reject Spray Foam

While equity release can be a great solution for older homeowners, lenders are incredibly cautious about the condition of the property. Spray foam insulation, especially when applied to the underside of the roof, raises red flags for multiple reasons:

• It may hide timber decay or damp
• It makes roofs harder to survey
• It can be non-compliant with lending criteria
• It may require costly removal

In fact, many leading providers of lifetime mortgages—including Legal & General, Aviva, and More2Life—have published internal guidance warning against accepting spray foam-insulated lofts.

Related: Can Spray Foam Insulation Rot Your Roof?

2. Equity Release vs Standard Mortgages: Why It’s Stricter

Equity release is designed for older borrowers who will likely live in the property for the rest of their lives. That means lenders need to be even more certain that the home is:

• Structurally sound
• Sellable in future
• Easy to maintain

Spray foam presents unknowns. The risk of trapped moisture, lack of access to joists and rafters, or the possibility of roof rot make surveyors hesitant to sign off—even more so than with standard mortgage lenders.

Need to sell instead? See our guide: Can You Sell a House with Spray Foam in the Loft?

3. What Surveyors Look for During Equity Release Assessments

RICS surveyors evaluating properties for equity release will look at the insulation in the loft as part of their overall structural assessment. Key concerns include:

• Is the foam open-cell or closed-cell?
• Are roof timbers visible?
• Is there adequate ventilation?
• Is there any visible condensation or timber staining?
• Are there signs of previous repairs?

If they can’t confidently inspect the roof, or if the spray foam is deemed high-risk, they may recommend outright rejection.

Related: Is Spray Foam a Red Flag for Mortgage Lenders?

4. Can You Still Get Equity Release with Spray Foam?

In 2025, most equity release providers are rejecting applications where spray foam is present—especially closed-cell insulation. However, you may still qualify if:

• The foam is open-cell, properly ventilated, and installed by a certified expert
• A recent RICS survey confirms no risk to the structure
• You’re willing to remove the spray foam before proceeding

But realistically, most providers will require full removal to proceed. The best approach is to remove the insulation professionally and obtain a certificate of removal before applying.

5. How to Fix Spray Foam Problems Before Applying

If you’re considering equity release but have spray foam insulation, take these steps:

1. Book a roof survey to assess timber health and moisture levels
2. Contact a specialist to evaluate removal options and costs
3. Get removal documentation if foam is already removed
4. Delay application until the home is survey-ready

Need removal? See our local service in Barry or browse all Spray Foam Removal Locations.

6. Does Spray Foam Always Need to Be Removed for Equity Release?

Not always, but usually. Even if your spray foam insulation hasn’t caused any issues yet, lenders often won’t take the risk. They prefer clean, breathable lofts with full timber access.

Partial removal may be considered, but full removal is the safest route.

Learn more: Spray Foam Removal Without Damage

Frequently Asked Questions

Can I get equity release with spray foam in just part of the loft?
Possibly—but you’ll likely still need a survey and may face conditions or rejections.

Why are equity release lenders more strict than mortgage lenders?
Because they may not get the property back for 10–30 years, so long-term condition matters more.

Does it matter if the spray foam is BBA certified?
Not really. Surveyors still want full access to the roof structure.

What’s the cost to remove spray foam for equity release?
Between £2,000–£4,500 depending on roof size, accessibility, and foam type.

Will removal guarantee equity release approval?
It significantly improves your chances, especially with full documentation.

Ready to move forward? Start by removing the spray foam insulation and restoring your roof to surveyor-ready condition. Then speak to an equity release advisor with your documentation in hand.

Need help now? Contact our team at Snug & Secure or learn more about Spray Foam Removal.

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