Spray foam insulation

Jenkibubble · 2026-03-10T14:07:21+00:00

My house is up for sale I had a cash buyer who pulled out ( failed a risk assessment as wanted it for an hmo for homeless people ) A subsequent investor wanted 50k off the price due to the foam insulation as well as getting the epc up (it is an E) I know many lenders won’t lend because of it Do I get it removed myself (also read that some wont lend if it has been removed ) Or discount the sale price if asked? Thanks in advance One guy said a new roof may be required !!!!! I do not have the paperwork (we didn’t have it installed - previous did )

MayBaby1 · 10/03/2026 15:56

We pulled out from buying a house last year when we found out it had this type of insulation. Having had some research done on it and spoken to our surveyor and lender, you’d need to have the roof replaced. Some lenders (but not many) will lend with the right paperwork. But realistically, unless you change the roof, you are looking for a cash buyer who is buying a forever home and isn’t worried about reselling. Even if you remove it professionally (definitely not yourself), you’d need to make sure it was done properly and your future buyers will be worried about resale. We felt really bad for our sellers but we couldn’t go through with the purchase. Offering a discount would not have been enough for us, I’d not want to buy a house and go through the disruption of having the roof replaced immediately but that might be fine for other people. The house never managed to sell despite a good reduction in price and it’s a shame as it had everything going for it.

Original poster

Jenkibubble · 12/03/2026 07:05

MayBaby1 · 10/03/2026 15:56

We pulled out from buying a house last year when we found out it had this type of insulation. Having had some research done on it and spoken to our surveyor and lender, you’d need to have the roof replaced. Some lenders (but not many) will lend with the right paperwork. But realistically, unless you change the roof, you are looking for a cash buyer who is buying a forever home and isn’t worried about reselling. Even if you remove it professionally (definitely not yourself), you’d need to make sure it was done properly and your future buyers will be worried about resale. We felt really bad for our sellers but we couldn’t go through with the purchase. Offering a discount would not have been enough for us, I’d not want to buy a house and go through the disruption of having the roof replaced immediately but that might be fine for other people. The house never managed to sell despite a good reduction in price and it’s a shame as it had everything going for it.

Edited

Thanks for your reply
I have found an independent advice company (non biased ) and they have been great
They are going to commission 3 companies to assess it and roof may not need replacing (will be 5 k ish still )
They will then certify the work as proof to surveyors / lenders !

OP posts:

pippi123 · 12/03/2026 12:10

I’ve recently sold a house which had this insulation. It was removed by a firm for £5k and they provided a report to say that the wooden rafters were ok. The buyers lender asked to see the paperwork but were satisfied to lend without needing a new roof. It had only been on for a few years so maybe that reassured them a bit. I don’t know who the lender was though. The guy who removed it said he had done hundreds of removals and only seen damage to the roof twice.

ZanyMaker · 12/03/2026 12:20

My grandparents house had the foam removed (between £5-£10k) before sale. Buyers mortgage lender accepted this, new roof not required!!

I think it will be an easier sale if you get it removed.