We’re constantly being told we need to use less energy. Not only is it kinder to the environment, it’s kinder to our wallets too. Insulation is one of the easiest ways to keep the hot air we’ve spent precious money heating within a home.
Hop in any loft and you’ll probably see deep drifts of mineral wool insulation between the joists but our quest to be energy efficient has seen a domestic spray foam insulation sector blossom.
What is spray foam insulation?
Spray foam insulation is a liquid product that is sprayed into gaps and cavities, setting to form a layer of foam. It is usually made from polyurethane and filled with bubbles of gas or air. Spray foam insulation can be used in roofs, lofts, walls and floors, and it was even one of the recommended measures covered by the Government’s Green Homes Grant scheme.
The validity of spray foam insulation, however, was called into question in 2021. A document released by Property Care Association (PCA) and the Residential Property Surveyors’ Association (RSPA) contained guidance that recommended the removal of spray foam insulation at every property they visited.
Although the guidance was retracted, it left a lasting black mark against spray foam insulation. The product’s image was sullied further when one claims management company said it was processing more that 500 claims from homeowners who wanted refunds for inappropriately installed or mis-sold spray foam insulation.
Is spray foam insulation a problem when selling a house?
Matters were compounded when the Royal Institution of Chartered Surveyors (RICS), reported that its surveyors may downgrade the value of a property that had spray foam insulation, with the outcome of specialist reports potentially leaving some homes unmortgage-able.
The cumulative effect has been a generation of home buyers reluctant to purchase properties with spray foam insulation – which is an estimated 250,000 homes in the UK.
More recently, attitudes within RICS and the mortgage lending industry towards spray foam insulation have softened, with some leeway given if the correct paperwork and installation can be evidenced.
Despite this, property sellers need to know:
- If not installed properly, spray foam insulation can cause structural safety problems
- Spray foam insulation can reduce ventilation and trap moisture between the foam and any timber, increasing the chances that joists and rafters will rot
- The presence of spray foam insulation can make it impossible for surveyors to inspect the condition of a roof
- There are worries about the toxicity of spray foam insulation, as it uses petroleum-based chemicals that can be harmful if inhaled or ingested over long periods of time
- Spray foam insulation can make roof repairs and replacements more complex jobs
- Spray foam insulation can be challenging and costly to remove
Selling a house with spray foam insulation
Spray foam’s bad press has made selling a property with this type of insulation a daunting prospect but it is possible to achieve a successful sale, especially if you highlight the benefits.
If you’re selling a house with spray foam insulation, you can:
- Prove it’s been installed properly: be ready with details of who installed the spray foam, together with their accreditations (PAS 2035 via an assessment body or being a member of Trustmark is a good sign). Also have information about the product used and its independent test certificates (awarded by organisations such as the British Board of Agrément and Kiwa ), and the manufacturer or insurance-backed installation warranty for the work carried out. You may also wish to consider a condensation risk assessment, also known as a hygrothermal evaluation.
- Highlight the energy efficiency benefits: it’s reported that spray foam insulation can help to reduce heating and cooling costs by as much as 50%, making it one of the best domestic insulation methods available. As such, a home with spray foam insulation may have lower fuel bills and a smaller carbon footprint. As well as ensuring you have an up-to-date EPC certificate, you may wish to consider commissioning a U-value report, which measures how effective a material is as an insulator against heat loss and thermal transmission.
- Detail the mortgage lenders who will loan against homes with spray foam insulation: it is not impossible to get a mortgage to buy a property with spray foam insulation. Barclays, Halifax, Nationwide and Santander may consider lending if certain conditions are met, such as providing the correct paperwork and the commissioning of a structural engineer’s report.
- Mention the other benefits of spray foam insulation: there are two types of spray foam insulation and the closed-cell type sets rigid, so it can be used to improve the structure of a building, as well as insulate it. Open-cell spray foam insulation has great acoustic properties, with its sound insulation coming from the ability to block or reduce airflow. Additionally, open cell’s softer structure allows moisture through, reducing the risk of condensation.
- Offer to have the insulation removed: if you’ve had no viewings or offers for your home with spray foam insulation – or if it’s a deal breaker among potential buyers – you could offer to have the product removed. Be aware, the removal of spray foam insulation is often more expensive than its installation. Checkatrade says the cost of removing spray foam insulation from the roof of a three-bedroom detached house is around £3,200, or £40 per square metre.
- Find a buyer who’s happy with spray foam insulation: although many buyers will proactively avoid a home with spray foam insulation, it’s not an issue for others. If the spray foam insulation is installed properly and can be authenticated, some buyers will make an exception. Professional property buyers, such as Open Property Group, will take an even more optimistic view, especially as we buy with cash and not a mortgage. Open Property Group will make an offer for any property with spray foam insulation, whether you have the correct paperwork or not.
If you’d like advice about the spray foam insulation you’ve had installed, get in touch. We can help you identify the nature of the work and guide you through your options when it comes to selling.
