Which mortgage lenders accept spray foam?
Some will lend with the right paperwork. Some won’t lend at all, even after the foam is removed. Here’s each big lender’s own rule, with a link to where they publish it.
Why spray foam causes mortgage problems
Spray foam covers the roof timbers, so a valuer can’t check them for rot, damp or movement. Since RICS published its spray foam guide in March 2023, valuers flag it, and many lenders say no until someone shows them the roof is sound.
Lenders aren’t against foam. They’re against what they can’t see. Each lender sets its own rule, and the rules change. Some will lend once a qualified assessor’s report says the foam was fitted properly and the timber is sound. Some won’t lend at all. The two equity release lenders whose rules I’ve read both say no.
That’s why this table only shows what a lender has published, told me in writing, or said on the record to a national news outlet, with the source and date. Forum posts and second-hand claims don’t go in.
Lender by lender
Each rule comes from the lender’s own published lending criteria, what it tells me in writing, or what it said on the record to the BBC or a national title, always with a link. Where a lender hasn’t published one, I’m asking.
| Lender | Type | Their rule on spray foam | Source |
|---|---|---|---|
| Nationwide | Building society | Lends with paperwork Foam in the roof: the valuer declines at first, then reconsiders with the installer’s paperwork (suitability report, condensation risk check, BBA certificate, transferable warranty), or a Chartered Surveyor’s invasive inspection if it was fitted over two years ago. Foam in the wall cavities: won’t lend. | Checked 1 Oct 2026 Their criteria |
| Coventry Building Society | Building society | Lends with paperwork Considers foam under the roof if it’s open cell, in good order, certified (BBA, BRE or Kiwa) and has a transferable insurance-backed warranty. Not if it covers the structural timbers, was used to fix a failing roof, or is in the walls. | Checked 1 Oct 2026 Their criteria |
| Santander | Bank | Lends with paperwork May lend on loft foam with paperwork from an authorised installer and a valid warranty. The valuer may also want a structural engineer’s report on the roof timbers. | Checked 1 Oct 2026 Their criteria |
| NatWest | Bank | Case by case Can be considered, depending on what the valuer says about the property. | Checked 1 Oct 2026 Their criteria |
| Virgin Money | Bank | Usually no Usually not acceptable. Some installations may be considered depending on the paperwork, but brokers must ask first. | Checked 1 Oct 2026 Their criteria |
| Yorkshire Building Society | Building society | Won’t lend Lists homes with spray foam as unacceptable, including where it has since been removed. (Published for its Accord broker brand.) | Checked 1 Oct 2026 Their criteria |
| Aviva | Equity release | Won’t lend Lists homes with spray foam added after building as not acceptable for its lifetime mortgages. | Checked 1 Oct 2026 Their criteria |
| Legal & General | Equity release | Won’t lend Lists homes with spray foam in the loft as not accepted for its later-life mortgages. | Checked 1 Oct 2026 Their criteria |
| Barclays | Bank | Case by case Told the BBC it considers each application on its merits, taking the valuer’s report into account. Its broker criteria don’t mention spray foam. I’ve asked whether that still stands. | What it told the BBC, Nov 2024 |
| TSB | Bank | Won’t lend Told the BBC it does not lend on homes with spray foam in the roof space. Its broker criteria don’t mention it. I’ve asked whether that still stands. | What it told the BBC, Nov 2024 |
| HSBC UK | Bank | Lends with paperwork May accept it with a specialist report done to the PCA’s protocol and a warranty. Won’t lend on a listed building with foam in the roof. I’ve asked whether that still stands. | What it told Homebuilding & Renovating, Feb 2025 |
| Leeds Building Society | Building society | Asking Its published broker criteria don’t mention spray foam. I’ve asked for its rule in writing. | Checked 1 Oct 2026 |
| Halifax | Bank | Case by case No spray foam rule in its published broker criteria. Whether it lends depends on the valuer’s report. I’ve asked for its position in writing. | Checked 19 Oct 2026 Their criteria |
| Lloyds Bank | Bank | Case by case Shares Halifax’s broker criteria (both Lloyds Banking Group). No published spray foam rule, so the valuer decides. Asking in writing. | Checked 19 Oct 2026 Their criteria |
| Skipton Building Society | Building society | Won’t lend Lists “properties where spray foam insulation has been applied to the underside of the roof covering” as not acceptable. | Checked 19 Oct 2026 Their criteria |
| Co-operative Bank | Bank | Won’t lend Told the BBC it does not lend on homes with spray foam in the roof space. | What it told the BBC, Nov 2024 |
| Principality Building Society | Building society | Won’t lend Told the BBC it does not lend on homes with spray foam in the roof space. | What it told the BBC, Nov 2024 |
| more2life | Equity release | Asking Asking for its rule in writing. | – |
Lends with paperwork lends if the right documents or report show the roof is sound · Case by case the valuer decides · Won’t lend turns these homes down. Rules change, so always check with your lender or broker before you pay for anything.
Five things to ask your lender, before you spend a penny
Ring them, or get your broker to. Ask for every answer in writing, an email is fine.
Will you lend on this property with the foam left in?
Name the type if you know it, open cell or closed cell. Their answer can differ.
If not, will a report do instead of removal?
This is the question that can save several thousand pounds.
Whose report will you accept?
A RICS surveyor, a PCA-registered spray foam assessor, or someone on their own list. Getting the wrong one means paying twice.
If it has to come out, what proof do you need afterwards?
Photos, a removal certificate, a timber report. Give that list to the removal firm before they start.
Does the same rule apply to a remortgage or further borrowing?
Some people only find out when the fixed rate ends.
Spray foam and mortgages: common questions
Can I get a mortgage on a house with spray foam insulation?
Sometimes. It depends on the lender, the type of foam, how it was fitted, and what paperwork there is. Some lenders will lend once a qualified assessor’s report says the roof is sound. Others want the foam removed first.
Does spray foam affect remortgaging?
It can. A remortgage often involves a new valuation, and the valuer may flag the foam. Ask your lender well before your fixed rate ends, so there’s time for a report or removal if they need one.
Will equity release lenders accept spray foam?
The two whose rules I’ve read, Aviva and Legal & General, both list homes with spray foam as not accepted. I’m asking the others.
Does removing the foam fix it with every lender?
No. Yorkshire Building Society’s published rules turn down homes where spray foam was used and has since been removed. Before you pay for removal, check the rule of the lender you actually need, not lenders in general.
Does it matter where the foam is?
Yes. Nationwide and Coventry both consider foam under the roof with the right paperwork, but won’t lend where foam has been sprayed into the wall cavities.
Should I use a mortgage broker?
It helps. A broker knows which lenders are taking which cases this month, and can ask on your behalf before you pay for anything.
Had an answer from your lender?
If your lender or broker has told you their spray foam rule in writing, send it to me. I’ll check it and add it to the table. Your name stays out of it.