What Surveyors Look for with Spray Foam Insulation (UK Guide 2025)

Buying, selling, or remortgaging a house with spray foam insulation in 2025? Then the survey is crucial. RICS surveyors are increasingly tasked with inspecting spray foam and reporting any risks that could affect lending, insurance, or property value.

Here’s what they’re looking for—and what you need to know to avoid problems.

1. Why Spray Foam Attracts Surveyor Scrutiny

Surveyors flag spray foam insulation due to its potential to:

• Trap moisture in the roof space
  
  
• Mask timber decay or damp
  
  
• Complicate roof condition assessments
  
  

Mortgage lenders often won’t proceed without a favourable surveyor report—or may demand removal.

2. What Kind of Survey Do You Need?

The most common reports that address spray foam include:

• HomeBuyer Report (Level 2) – Basic red-flag checks
  
  
• Building Survey (Level 3) – Recommended for properties with spray foam, includes roof structure analysis
  
  
• Specialist Roof or Timber Report – If spray foam is known or suspected
  
  

Always use a RICS-accredited professional familiar with spray foam issues.

3. Key Areas Surveyors Inspect with Spray Foam

Surveyors will check:

• Ventilation – Is airflow blocked or restricted?
  
  
• Timber Condition – Any rot, damp, or softness
  
  
• Roof Structure – Is the foam hiding damage?
  
  
• Coverage and Thickness – Even, professional installation
  
  
• Type of Foam – Open-cell is slightly more favourable than closed-cell
  
  

They may recommend further investigation if access is limited.

4. Common Red Flags Surveyors Note

Some of the most problematic findings include:

• No visible roof timbers due to foam
  
  
• Foam applied directly to slates or tiles
  
  
• Discoloured or soft wood
  
  
• Condensation or damp odours in the loft
  
  

These could result in a down-valuation or mortgage rejection.

5. Can Surveyors See Through Spray Foam?

No—this is a core problem. Spray foam can obscure serious structural issues. If the foam prevents a proper roof inspection, surveyors may recommend partial removal just to complete their report.

6. Tips to Avoid Survey Delays or Failures

If you're selling a property with spray foam:

• Commission your own pre-sale survey
  
  
• Provide previous inspection or removal reports
  
  
• Consider full or partial removal before listing
  
  

See our spray foam removal service for more.

7. Will Surveyors Automatically Recommend Removal?

Not always—but many do. In cases where the foam:

• Prevents visual inspection
  
  
• Is applied poorly
  
  
• Covers older roof timbers
  
  

…they often advise removal to enable a full inspection.

8. What If the Survey Flags Spray Foam as a Problem?

If flagged:

• Request a second opinion from a spray foam specialist
  
  
• Get quotes for removal
  
  
• Present these to your buyer or lender
  
  
• Be proactive—address issues early to avoid delays
  
  

Frequently Asked Questions

What type of survey is best for a house with spray foam?
A Level 3 Building Survey, ideally with roof access, is recommended.

Can a surveyor value a house with spray foam?
Yes—but only if they can inspect key elements like roof timbers. Obstructions may force a lower valuation.

What’s the biggest issue surveyors find?
Hidden timber damage or lack of ventilation is a major red flag.

Can surveyors miss problems under the foam?
Yes, which is why many recommend removal or further inspection.

Should I remove the foam before getting a survey?
If you want to avoid down-valuation or delay, yes. Especially if selling.

Looking for removal help or a specialist pre-sale survey? Contact Snug & Secure or find our spray foam removal locations.