How Spray Foam Affects RICS Home Surveys (Level 2 & 3) in 2025

When booking a property survey, many UK homeowners and buyers are surprised to learn that spray foam insulation can raise red flags—especially in lofts and roof spaces. If you're preparing for a RICS Level 2 or Level 3 survey in 2025, it's critical to understand what surveyors will report and how it may affect your mortgage or valuation.

1. Why Surveyors Flag Spray Foam

RICS surveyors are trained to highlight potential defects and risks to both the structure and value of a property. Spray foam insulation is commonly flagged because:

• It can obscure roof timbers, preventing a full inspection
  
  
• There’s potential for trapped moisture and decay
  
  
• Some lenders have blanket bans or additional requirements when foam is present
  
  
• The property may become unsellable or unmortgageable without removal
  
  

The presence of spray foam almost always warrants a Condition Rating 3 (serious defects requiring urgent repair or replacement).

2. Key Differences: Level 2 vs Level 3 Reports

RICS Level 2 HomeBuyer Report:

• Focuses on visible issues only
  
  
• Will mention spray foam as a risk, but not fully investigate its impact
  
  
• May recommend a specialist inspection
  
  

RICS Level 3 Building Survey:

• More comprehensive structural assessment
  
  
• Will detail how foam affects visibility of rafters and joists
  
  
• May include moisture readings, ventilation issues, and long-term damage
  
  

In both cases, spray foam often leads to a recommendation for removal or further investigation.

3. How Surveyors Word Their Concerns

You may see phrases like:

• “Loft inspection restricted due to foam insulation.”
  
  
• “Unable to assess roof timbers.”
  
  
• “Presence of spray foam may affect mortgageability.”
  
  
• “Specialist report advised.”
  
  

These statements can prompt mortgage lenders to withhold or reduce lending until the foam is removed or inspected.

4. What Happens If Spray Foam Is Found?

Depending on the lender, the following outcomes are common:

• Further specialist reports required (from timber or damp specialists)
  
  
• Retention of mortgage funds until issues are resolved
  
  
• Flat refusal to lend unless foam is removed
  
  
• Down-valuing of the property due to perceived risk
  
  

Some buyers even walk away from purchases after survey findings.

5. What You Can Do to Prepare

If you're the seller:

• Proactively commission a spray foam removal quote
  
  
• Have a specialist report ready to satisfy buyer concerns
  
  
• Highlight whether it’s open-cell (less risky) or closed-cell
  
  

If you're the buyer:

• Request documentation from the seller (installer’s certificate, guarantees)
  
  
• Insist on a RICS Level 3 survey with roof access
  
  
• Factor potential removal costs into your offer
  
  

6. Can You Pass a RICS Survey with Spray Foam?

Technically yes, but with major caveats:

• The survey may be marked as “restricted”
  
  
• The roof structure may be unverified
  
  
• Lenders may refuse based on the report
  
  

In 2025, most buyers find it harder—not easier—to pass a survey with spray foam present.

FAQs

What if I already have a mortgage and spray foam in the loft?
You’re fine unless you remortgage, sell, or apply for equity release—then it becomes a concern.

Can a surveyor see through spray foam to inspect timber?
No—one of the biggest issues is visual obstruction.

Do RICS surveyors always report spray foam as a problem?
Yes, nearly all report it due to lender risk and inspection limitations.

What if the spray foam was installed professionally and recently?
It helps, but most lenders still want further checks or removal.

Will removal of spray foam improve survey outcomes?
Yes—timber becomes inspectable, and you eliminate a major mortgage barrier.

For removal guidance, explore our Spray Foam Removal Services or check UK Surveyor Opinions on Spray Foam.