Will Mortgage Lenders Approve Homes With Spray Foam in 2025?

Spray foam insulation was once seen as a cutting-edge energy solution — but in recent years, it’s become a red flag for mortgage lenders across the UK. If you’re planning to buy, sell, or remortgage a home with spray foam in the loft, understanding where lenders stand in 2025 is crucial.

In this guide, we break down the current stance of UK mortgage providers, what’s changed in 2025, and what options you have if spray foam is part of your property.

1. Why Spray Foam Insulation Raises Mortgage Red Flags

Over the past few years, many UK banks and building societies have taken a cautious stance on spray foam insulation. The issue stems not from energy performance — but from the material's impact on a building’s breathability, roof structure, and long-term maintenance.

In particular, closed-cell spray foam can trap moisture, potentially leading to timber decay, condensation, and costly roof repairs. This makes properties harder to assess during surveys and introduces unknown liabilities. As a result, lenders are often wary of approving mortgages without in-depth inspections — or may decline altogether.

Related: How Spray Foam Insulation Affects Property Value (UK Guide)
https://snugandsecure.co.uk/blog/how-spray-foam-insulation-affects-property-value-uk-guide

2. What’s Changed in 2025?

In 2025, the regulatory environment around spray foam hasn’t significantly relaxed, but awareness and procedures have improved. Some lenders — particularly those who specialise in older or non-standard construction homes — are beginning to accept spray foam on a case-by-case basis.

What’s new this year:

• More surveyors are trained to assess spray foam risks accurately
• Some lenders now request removal documentation or certified inspection reports
• Equity release providers remain especially cautious, often requiring full removal

For those hoping to sell or remortgage in 2025, early engagement with a RICS-accredited surveyor and insulation specialist is key.

Related: Can You Remortgage a House with Spray Foam Insulation?
https://snugandsecure.co.uk/blog/remortgage-spray-foam-insulation

3. Which Mortgage Lenders Are Approving Spray Foam Properties Now?

While not all lenders publish spray foam criteria, trends from 2024–2025 indicate that:

• Nationwide, Santander, and Barclays often require spray foam to be removed or inspected
• Specialist lenders like Together Money may consider it with documentation
• Detailed RICS survey reports are typically required to satisfy underwriters

Want to ensure mortgage approval? Consider having your spray foam removed by a qualified specialist.
https://snugandsecure.co.uk/spray-foam-removal

4. What Surveyors Look for in a Spray Foam Loft

A major obstacle to mortgage approval lies with the property survey. RICS surveyors are trained to look for specific red flags in lofts that contain spray foam insulation.

Key issues include:

• Timber condition: Any signs of rot, dampness, or structural weakness
• Ventilation: Spray foam can block airflow
• Foam type: Open-cell vs closed-cell
• Installation quality: Uneven coverage or delamination raises red flags

Helpful: Can You Get a Mortgage on a House with Spray Foam Insulation?
https://snugandsecure.co.uk/blog/mortgage-house-spray-foam-insulation

5. What To Do If Your Mortgage is Declined Due to Spray Foam

If your mortgage application has already been rejected because of spray foam insulation, don’t panic. There are strategic steps you can take:

• Commission a specialist report from an insulation expert
• Book a roof survey to confirm structural integrity
• Get removal quotes to show you're resolving the issue
• Consider full removal and share documentation with lenders

Explore our expert removal service:
https://snugandsecure.co.uk/spray-foam-removal

6. Is Spray Foam Removal Always Necessary to Get a Mortgage?

Not always — but it's becoming more common. If the spray foam covers the entire underside of the roof, is older, or causes timber damp, lenders will often require it to be removed.

In some cases:

• Partial removal may be acceptable
• A surveyor's report might satisfy lenders
• Open-cell foam installed properly may be viewed more favourably

Related: Should You Remove Spray Foam If You’re Not Selling?
https://snugandsecure.co.uk/blog/remove-spray-foam-not-selling

7. Can You Still Sell a Home With Spray Foam in the Loft?

Yes — but expect delays, negotiations, and possibly a lower price. Buyers are increasingly cautious, and their lenders may pause or reject applications unless the spray foam is assessed or removed.

You’ll likely need to:

• Provide full details about the spray foam
• Supply a recent RICS survey
• Be prepared to discount or cover removal costs

Related: Can You Sell a House With Spray Foam in the Loft?
https://snugandsecure.co.uk/blog/sell-house-with-spray-foam-insulation

8. Final Thoughts: Don’t Let Spray Foam Jeopardise Your Mortgage in 2025

The UK property market is under increased scrutiny, and spray foam insulation remains a major concern for mortgage providers. In 2025, more surveyors and lenders are trained to assess spray foam fairly — but many still insist on removal.

If you're unsure where you stand, speak to a RICS surveyor or insulation specialist now.
https://snugandsecure.co.uk/spray-foam-removal

Frequently Asked Questions

Which mortgage lenders reject spray foam insulation?
Nationwide, Halifax, Santander, and many others may pause or reject applications unless the foam is removed or surveyed.

Will equity release be refused if I have spray foam?
Yes, in many cases. Most equity release providers won't accept properties with spray foam insulation.

Can I get a mortgage if only part of the loft is spray foamed?
Possibly — especially if a detailed RICS report shows no damage or risk.

Is open-cell spray foam better for mortgage approval?
It’s more breathable than closed-cell, but most lenders still see it as a risk.

Should I remove spray foam before listing my house?
Yes — if you want to avoid complications, delays, and deal collapses.

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