How Spray Foam Insulation Affects Property Value (UK Guide)

If you’re trying to sell or remortgage a property and the survey flags spray foam insulation in the loft — you’re not alone. Thousands of UK homeowners are running into unexpected problems with spray foam, and for many, it’s becoming a serious barrier to moving forward.

In this post, we’ll explain exactly how spray foam affects your home’s value, what mortgage lenders and surveyors are looking for, and what you can do about it.

What’s the Problem with Spray Foam?

Spray foam was heavily marketed over the last 10–15 years as a modern solution to heat loss, especially in older homes. But in practice, many installations were rushed, badly ventilated, or used the wrong type of foam.

Closed-cell spray foam — the most common culprit — creates a dense, air-tight barrier. Sounds great in theory. But it traps moisture, prevents the roof timbers from breathing, and can even accelerate rot in older wooden structures.

For a mortgage lender or surveyor, that creates two big issues:

• They can’t inspect the roof properly.
• They can’t be confident in the long-term condition of the structure.

That means risk. And most lenders don’t take chances.

How It Impacts Your Property Value

When spray foam is discovered during a mortgage valuation, it often leads to:

• A reduced offer (if the buyer proceeds at all)
• The lender withdrawing the mortgage offer
• Buyers walking away due to the cost and complexity of removal

Even if your roof is structurally sound, the presence of spray foam makes it harder to sell. It becomes a red flag on the HomeBuyer Report, and it leaves buyers worried about what else might be lurking behind the insulation.

We’ve spoken to dozens of homeowners who only discovered the issue when a sale collapsed — often after months of progress.

What If You’re Remortgaging?

The same rules apply. Many lenders will refuse a remortgage if spray foam is present, especially if it was installed without documentation or planning checks. Some require full removal before considering your application.

Equity release? Same story. Most providers will ask for full access to the roof timbers — something spray foam prevents.

Can You Fix It?

Yes — but it needs to be done carefully and properly.

At Snug & Secure, we specialise in safe spray foam removal for UK homeowners who are trying to sell, remortgage, or fix failed EPCs.

Our team removes the foam manually without damaging the rafters, clears out any damp or trapped debris, and replaces it with modern, breathable loft insulation that’s compliant with UK regulations. We also provide:

• Before and after photos
• A certificate of removal
• A clean insulation upgrade that surveyors and lenders are happy with

Will It Improve My EPC?

Often, yes.

Old spray foam might tick the insulation box, but it’s not always the most effective system — especially when poorly applied. Replacing it with quality loft insulation can improve your EPC rating, comfort levels, and even your market appeal.

Final Thoughts

Spray foam insulation might have seemed like a smart choice at the time, but for many UK homeowners, it’s become a headache — especially when it comes to property value.

If you're worried it might affect your next move, the best step is to get it assessed and, if needed, removed properly. A breathable, regulation-compliant loft is far more attractive to buyers — and less likely to cause problems when a surveyor gets up there.

Need help or just some straight answers? Get in touch, or browse the rest of our blog for real advice without the sales pitch.