Spray foam insulation has been around for over 30 years, but it is becoming more popular as a means of insulating attic and roof spaces. However, this can significantly affect your chances of getting a conventional mortgage or equity release lifetime mortgage.
What is spray foam insulation?
Also known as spray foam or spray polyurethane form (SPF) is an alternative to traditional building insulation such as fibreglass, wool or mineral fibre rolls. It can be used to insulate your roof, loft, walls and floor – but it is the roof installation that particularly causes problems.
The foam is applied in a liquid form using powered sprayers, which then expands and turns to foam. This foam has greater insulating properties than many alternatives.
There are two types of spray foam insulation to choose from:
- Open cell spray foam insulation – this has cells that are not completely encapsulated. This makes the foam a more spongey, softer and more flexible material.
- Closed cell spray foam – cells in this form are completely closed. This means air and moisture cannot get inside the foam, and it sets much more rigidly and is more stable.
Spray foam insulation is more expensive than other forms of insulation material. For example, a client of ours paid almost £4,000 to have the foam professionally applied under the roof of her 3 bedroomed detached home in Lincolnshire.
It can also cause health issues, as harmful fumes are given off during installation and could linger afterwards. This can affect those with existing breathing or respiratory complaints, including asthma.
So why is it a problem for mortgage lenders?
By sealing the roof space with this material, air circulation can be restricted to the roof and timbers. This can lead to condensation, which in turn can eventually lead to the rotting of the wooden roof supports.
The closed cell foam version also sets very hard. This can put stresses onto the supporting roof timbers too, causing distortion of the roof itself.
Naturally, these are major concerns to lenders who might be looking to arrange a mortgage for 25 years or more.
Removing the foam material is likely to be more expensive than having it installed in the first place, as the sprayed material penetrates all of the crevices and gaps behind timbers, making them difficult to access and remove. Even having done this, not all lenders will then be happy to accept the property for a mortgage.
So which lenders will accept spray foam insulation?
As mortgage and equity release advisers, we have access to tools that provide data on the lending criteria of most There are only two equity release lenders who may consider properties with this type of insulation, but one requires a long-term guarantee and will rely on their Valuer’s comments about it. The other insists it is the open-cell type and again with Valuers approval.
There are a number of mortgage lenders who may accept it – but all require a referral to them before proceeding, and will usually need Valuer’s approval and meeting certain criteria about the type and material used. This can be a problem if you have to pay for a Valuer’s visit only to find they reject the property.
So what should you do?
If you are interested in mortgaging a property which has spray foam insulation installed, or are considering buying one (always ask the estate agent whether this is the case) then you need to get advice on what type of mortgage might be available to you. You will need to find out as much about the installation as possible – when was it installed, which type is it, was it professionally installed, is there a guarantee available, the age of the property and its roof, and any other relevant information.
Also, don’t forget that the resale prospects for the property are likely to be badly affected by the installation of spray forma insulation due to the lack of availability of mortgage funding. If problems with the foam get worse in the future, it could be that only a cash buyer will be able to buy your home.
We will be happy to investigate your options to provide the finance you need, but be prepared for rejection by most lenders.
Source: which.co.uk Oct 2020