Why do Lenders Care About Spray Foam So Much?
A lot of the concerns around spray foam for mortgage lenders centre around three words:
• Visibility
• Ventilation
• Moisture
When foam is applied to the underside of tiles or slates, it can cover the timbers, fixings and underlay and make defects hard to spot. It can also restrict airflow, which increases the risk of condensation and trapped moisture. Over time in those conditions, you’ll see mould, timber decay, corrosion to fixings and, in some of the worst cases, structural weakening.
Now, it’s important to say that not every foam-insulated roof is falling apart. But from a lender’s point of view if they can’t be confident about the roof’s condition and future performance, they’ll often take the cautious route. Which can mean a retention, extra conditions, or a flat ‘no’.
What Happens After Spray Foam is Removed?
Once all of the foam is out of the way, you should have an independent RICS surveyor come out to inspect it. The point isn’t to get a vague ‘looks OK’ email. It’s to inspect the roof in a methodical way, identify any defects or ongoing risks, and set it out clearly in writing so that the buyer and lender can understand the position and make a decision based on evidence. During an inspection we check for:
• Roof structure and timber condition. We’ll inspect rafters, purlins, ridge timbers and joists where they’re visible. We’re looking for staining, mould, fungal growth, softening, splitting or distortion. Anything that suggests decay or reduced strength. We’re also thinking about the roof as a system. Are loads being transferred properly? Are there historic alterations? Is there anything that looks like it’s been compromised by either the foam insulation or the removal process?
• Moisture levels and evidence of condensation or leaks. Foam removal doesn’t automatically mean the roof is dry. We’re looking for tell-tale signs, like tide marks, darker timber or surface mould, and where it’s appropriate we’ll take moisture readings. Elevated moisture could be a historic issue and improving, or it might indicate an ongoing problem like blocked ventilation, a leak at a valley or flashing, or warm moist air getting into the rood space from the house below.
• Ventilation. This is often the make-or-break point. We’ll check whether airflow routes at the eaves and ridge are clear, whether insulation is blocking the eaves, and whether any ventilation provision appears adequate for the roof type. A roof space that can breathe and dry out is a roof space that tends to behave. A roof space that stays damp is one that can quietly become an expensive problem later.
• The roof covering and secondary defects. We’ll also be looking for slipped or cracked tiles/slates, torn underlay, disturbed battens and fixings, and any sign that the roof covering isn’t weathertight. One thing many people don’t realise is that foam can effectively ‘glue’ components together, and once it’s removed,defects that were being held in place can reveal themselves. That doesn’t mean the removal was wrong – it just means the roof needs putting back into a normal, maintainable condition.
After all of that, we take a step back and give the overall view. In our professional opinion, is the roof now behaving like a standard construction, and is the remaining level of risk reasonable? That’s the language lenders will understand.
Why a Removal Contractor’s Certificate Isn’t Enough
A contractor can usually confirm that the foam has been removed, and provide you with a certificate that says as much. That’s useful, and gives you peace of mind. But it’s not the same as an independent assessment of structure, moisture behaviour and ventilation performance. It’s also not the same as explaining, in a lender-friendly way, whether the roof now presents an acceptable risk.
RICS surveyors, on the other hand, operate to recognised professional standards, and carry appropriate professional indemnity insurance. That matters because our report isn’t just an opinion, it’s an accountable professional document. And that’s exactly why lenders and buyers place more weight on it than a completion note from the company that carried out the work.
Practical Tips for Removal
Now that we’ve shared what we’re looking for, here are a few tips to make sure your removal goes smoothly and is managed properly. First, before anything is removed, ask your contractor how the foam will be removed. Some methods are far more aggressive than others, and you don’t want timbers, membranes or roof coverings to be damaged in the process.
Secondly, make sure that the loft is left in a clean and accessible state after the removal. Because if we can’t see the structure, then we can’t give you the clarity you need in our report. Plus is means you will have to get it cleared out afterwards!
Third, don’t expect an instant ‘all clear’ on inspection. Sometimes the roof needs time to dry, and ventilation might need improving before moisture levels settle back to normal.
Finally, be wary of anyone saying ‘our certificate guarantees mortgage approval’. Sadly, it just doesn’t work like that! Every lender has their own risk appetite, and no contractor can say their work will meet all of them.
All in all, spray foam removal can be a positive step, but it doesn’t prove that the roof is sound and mortgage on its own. The key is always independent verification. If you’ve had spray foam removed, or you’re considering it and want to know what you’re walking into, speak to us at Harrison Clarke. We can carry out an RICS inspection, explain the findings in plain English, and provide a clear, written report you can share with your broker, lender, buyer or insurer. To speak to one of our experts, just get in touch today.
For more expert advice on surveying and property matters, check out our range of informative videos on our website or YouTube channel. Harrison Clarke Chartered Surveyors is here to guide you every step of the way!
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