The Property Care Association (PCA) and the Home Owners Alliance (HOA) have called on the government to consider whether spray foam insulation should continue to be included within government schemes that support the installation of insulation in homes. The request was made in February 2025, in a joint letter, and was prompted by ongoing issues for homeowners who have had spray foam installed1.
Spray foam was one of the measures covered by the government's Green Homes Grant scheme, which closed in March 2022 and covered up to two-thirds of the cost of works to improve the energy efficiency of homes1. The scheme is one of several closed insulation schemes that previously funded household insulation.
The material comes in two forms. Open cell foam remains soft after setting, is less prone to condensation than closed cell foam, but provides less insulation because it is not as dense. Closed cell foam is rigid once set and is a better insulator, but acts as a vapour barrier that can reduce ventilation1.
Problems have been reported in timber-framed roofs. If installed incorrectly or used inappropriately, spray foam can reduce air circulation and ventilation within a roof space, lead to dampness and condensation on the underside of a roof, and place timber-framed roofs at risk of decay1. Removal can be difficult and costly. Checkatrade's estimate for removing spray foam from the roof of a three-bedroom detached house is around £3,200, or £40 per square metre1.
In a letter to the government in May 2025, the PCA and HOA said 35% of properties had one or more defect as a result of spray foam insulation, based on inspections at over 500 properties1.
"the PCA and HOA called on the government to consider whether spray foam insulation should continue to be included within government schemes"
The two bodies have previously worked on the issue. In November 2021, the Residential Property Surveyors Association (RPSA) and PCA published guidance, since withdrawn, which said that without technical information it was "unlikely" that surveyors could comment on the condition of timber roof structures or speculate on risk. That guidance was withdrawn in October 2022 for a "full review". In March 2023 the PCA published an inspection protocol for surveyors assessing spray foam risks inside pitched roofs, and in May 2023 the Insulation Manufacturers Association (IMA) published a code of practice for installation in roofs. The IMA produced further guidance in October 20241.
The government has said there is no government financial assistance for homeowners to have spray foam insulation removed, and that where spray foam has been incorrectly installed, homeowners are entitled to remediation by their installer or via an insurance-backed guarantee. It said in June 2025 that it is engaging with lenders to seek a resolution for those facing difficulties, and has stated that where spray foam has been installed in line with the relevant standards, it should not require removal or prevent homeowners obtaining a mortgage1.
Why it matters for households
Spray foam is a route to a better insulated home, and insulation is central to a home's energy independence because it reduces the heat a property loses and the energy it must buy. The difficulty is that the measure can affect the property's value and its mortgageability, which is a different kind of exposure for a household than a fuel bill.
Some homeowners have found it difficult to remortgage or sell properties with spray foam insulation. In November 2024, the BBC reported that a quarter of the UK's biggest mortgage providers and all of the equity release lenders it surveyed would not lend against homes with spray foam insulation in the roof1. The HOA has said some lenders may offer mortgages, such as those that consider applications case by case, and that certain criteria about the type of foam and its installation may need to be met. Most lenders will ask a surveyor to inspect the insulation and make a decision based on that survey1.
The RICS advises homeowners to keep paperwork from their installation, including independent test certificates, to assist if they decide to sell or remortgage. Where paperwork is missing, homeowners should contact their installer or the product manufacturer1. The PCA, RPSA, IMA and other organisations have published a joint guide stating that spray foam may not require removal where there is low risk or where other remedial measures would be more appropriate1.
What happens next
The government has acknowledged that the wider consumer protection system for government energy efficiency schemes needs reform and has committed to improve it through the Warm Homes Plan1. No decision on the PCA and HOA request has been reported.
Sources1 cited
- Spray foam insulation and mortgages - House of Commons Library, commonslibrary.parliament.uk