Spray foam removal from your roof

If you are trying to sell, remortgage or get a survey passed and spray foam insulation has been found in the loft, spray foam removal is not a minor snag, it is a genuine deal breaker for many lenders. We say that plainly because a lot of people come to us after a mortgage offer has already been pulled or a sale has stalled, and the sooner it is dealt with, the sooner that process can restart.

Why lenders refuse properties with spray foam

Spray foam applied directly to the underside of roof timbers and tiles traps moisture against the timber and against the tile battens, hiding rot and corrosion from view rather than preventing it. It also makes it impossible for a surveyor to properly inspect the roof timbers and the felt or membrane underneath, since the foam covers everything. Many mortgage lenders now decline to lend on properties with closed cell spray foam in the roof for exactly these reasons, and it can affect buildings insurance too.

Why it seemed like a good idea at the time

Spray foam was sold to a lot of homeowners as a fast, effective way to insulate a loft and cut heating bills, and in fairness it does reduce heat loss in the short term. The problem only became widely understood once surveyors, lenders and roofers started seeing what it does to the roof structure over years, timber that cannot dry out properly, and a membrane that was often removed or damaged during the spraying process itself. It is a genuine case of a product doing the opposite of what it promised over time.

How we quote the job

Because the extent of what is hidden under the foam varies so much from roof to roof, we do not quote a spray foam removal job blind. The inspection includes checking a sample area to see how firmly the foam has bonded and what condition the timber underneath is in, which lets us give you a genuinely accurate fixed price rather than a number that grows once the job is underway.

What removal actually involves

Spray foam bonds firmly to timber and to the underside of tiles, so removing it is a careful, methodical process, not a quick strip out. It has to come off the rafters and battens without damaging the timber structure underneath, and where the felt or membrane has failed or is missing beneath the foam, which is common, that needs replacing properly once the foam is gone. We inspect what is under the foam before quoting, since the scope varies significantly from roof to roof.

• Careful mechanical removal of the foam from rafters, battens and the underside of tiles
• Inspection of the timber structure once exposed, for rot or damage the foam was hiding
• Replacement of the breathable membrane, since foam application almost always compromises or removes the original one
• A written report and photographs documenting the condition found, useful for your lender or buyer

What you are left with

A roof with proper ventilation restored, a new breathable membrane correctly fitted, and the timber structure visible and inspectable again, exactly what a surveyor and a lender need to see. See our spray foam removal cost guide and our condensation in the loft guide, since trapped moisture under foam is a related problem worth understanding.

Open cell versus closed cell foam

Not every spray foam is treated the same way by every lender, closed cell foam is denser and more rigid, and is generally the type that causes the most concern since it bonds most firmly and traps moisture most effectively against the timber. Open cell foam is more permeable, but many surveyors and lenders remain cautious of it too, since it still obstructs a proper visual inspection of the roof timbers. Whichever type is in your loft, we identify it correctly before quoting, since it affects how the removal is approached.

What we look for once the foam is off

The most useful part of the job, for you, is what the removal reveals. We inspect every rafter, the ridge board and the wall plate at eaves level for rot, damp staining or insect damage that the foam has been hiding, sometimes for years, and photograph the condition found so you have honest evidence to give a lender, buyer or your own peace of mind.

Areas we cover

Spray foam removal across Wisbech, King's Lynn, Norwich, Cambridge and the rest of Cambridgeshire, Norfolk, west Suffolk and south Lincolnshire. If a sale or mortgage deadline is involved, tell us when you call and we will move quickly.