Selling a house with spray foam insulation: how to avoid removal scams

Homeowners with spray foam insulation are being warned to watch out for rogue removal firms. The Property Care Association (PCA) says it has heard from homeowners across the UK who were approached by operators using fake credentials and the PCA's branding to push expensive removal work that may not be needed. Some were told their home was on a “national database” of properties likely to lose value unless the foam was removed.

Much has been made about the perils of spray foam insulation, with scare stories circulating about how it prevents mortgage companies from lending on a home and how much it costs to remove. For sellers, that worry makes them an easy target, so it pays to know what you're dealing with before anyone gets near your loft.

Traditional loft insulation means laying fibreglass or mineral wool between the joists, but spray foam was seen by many as a quick and effective way to insulate the home. It was also one of the measures covered by the government's Green Homes Grant, which closed to new applications in March 2021.

The problem is that installers had been working in an unregulated industry, which meant that some (but, note, not all) hadn't assessed the property correctly or had installed the foam badly. That led to problems that included covering up existing defects in the roof and preventing ventilation, so that damp and mould appeared, leading to rotting roof timbers and structural issues.

A chartered surveyor can't assess the condition of the roof timbers behind the insulation, since they will not remove or damage it during their inspection. That uncertainty is why some lenders (again, not all) are wary of lending on these properties. For the full picture of what a survey can and can't see and how lenders approach it, see our guide to spray foam insulation in a house survey.

Because of the cost of removal and the wariness of lenders, it's very easy for a beleaguered seller to want to take matters into their own hands and try removing the material themselves. The professional advice is simple: don't. The foam can release harmful dust and fumes when it is cut away, and because it bonds so strongly to tiles, walls and beams, hacking it out is likely to cause even more damage, which could cost more than getting a professional in to do it for you.

In January 2024, the PCA set up a register of spray foam assessors: independently audited surveyors trained to assess the condition of spray foam installations. A survey of firms on the register later found defects caused by spray foam in 35% of the homes they inspected, with major works such as replacing the insulation or re-roofing recommended in 27% of cases.

Removal is a different story. When it raised the alarm about scams in July, the PCA said there was no recognised or independently audited body representing removal companies. In August, it announced plans for a new membership for removal contractors, with competency requirements and independent auditing, and is consulting the industry on the proposals.

Until that is in place, the PCA's message is that an independent assessment should usually come first, rather than advice from a company that makes money from taking the foam out.

The PCA advises that if you have spray foam insulation and are looking to sell your home, you should:

• leave it alone and avoid touching it
• look out the paperwork, including the guarantees and warranties provided on installation
• get an independent chartered surveyor to look over the property, and particularly the installation
• consider removal only through a verified and qualified company
• be honest about the installation with your solicitor and potential buyers, including dates and any issues you've had

The PCA'sr spray foam insulation consumer guide has more advice on finding a suitably qualified surveyor.

If the seller hasn't provided the information, request it and any associated paperwork through your solicitor so that it can be checked by professionals. If the paperwork or your survey raises concerns, consider asking a specialist to assess whether removal is needed and what it would cost. Your chartered surveyor will likely recommend this in their report. It gives you the best starting position to renegotiate and manage the risk.

To reiterate, not every home with spray foam insulation will be problematic. If it was installed correctly, with all the factors affecting its suitability considered, there should be few problems. And if the company that installed it is professional, it will stand by its work and guarantee it.

Whatever your plans for moving home, make sure your budget includes a survey. Surveyor Local connects you with our nationwide panel of chartered surveyors, all of whom are members of RICS, and they will work hard to identify all kinds of problems, including issues hidden in the roof space.

Call to get your no-obligation survey quote started or to talk through your concerns about the property. Or get an instant quote with our online survey quote form and we'll do the rest once you confirm.