Spray Foam Surveys: What Lenders Look For

A surveyor has written “spray foam” in the report and the lender has gone quiet. Here is what they are worried about, what a proper spray foam survey should tell you, and how to get the sale moving again.

Free survey with photographs, then a fixed written price. Our spray foam removal service

0800 870 8086 Book Your Free Survey

Free loft survey
Open or closed cell identified
Written price the same day

9.97/10 Checkatrade
5.0 Google

Our company is a top-rated service provider

Checkatrade 9.97/10

Google 5.0

Trustpilot 4.9

40 Checkatrade reviews in the last 12 months £2 million public liability 10-year workmanship guarantee, 25 years insurance-backed on damp proofing and cavity wall insulation

Verified reviews

What customers say

“We were in the middle of selling our house when the buyer's mortgage was declined due to spray foam insulation in the loft. From the first call the team were knowledgeable, honest and reassuring. The spray foam was removed professionally, the loft was left tidy, and most importantly we received full certification.”
Verified customer 10/10Spray foam removal · BL3
“The team arrived and got straight on with the work, removing the old insulation and then straight on with installing the new. They were polite and answered questions we had, and when they had finished they cleaned up and asked us to have a look to see everything was alright. Very impressed.”
Carol O 10/10Loft insulation · PO12
“Great — quickly installed, friendly and super tidy.”
Ryan F 10/10Loft insulation · WF3
“We contacted EcoTrust after spray foam insulation in the loft caused problems with our house sale following the mortgage survey. They explained clearly why the foam was an issue and set out exactly what needed to be done. After completion we received the necessary paperwork, which was accepted by the surveyor, allowing the sale to move forward.”
Verified customer 10/10Spray foam removal · M2
“The 2-man team arrived just after 8am and immediately covered the stair and landing carpet prior to starting. They explained exactly what they were going to do, hoovered the roof space following removal of the 2 layers of old insulation, then fitted the new wool insulation and hoovered all my carpets. Friendly, polite and professional.”
Verified customer 10/10Loft insulation · CW11
“Really excellent job done. EcoTrust sorted out our damp porch area using damp course injections, salt neutralising treatment, a membrane as well as repointing and installing an air brick. It was plastered, left neat and tidy and ready for decorating. Liam's communication and advice was excellent throughout.”
Jess G 10/10Damp proofing · CW9
“From initial contact they were highly professional and very thorough with their initial assessment. Very professional and easy to have around the home. Communication was excellent and they even phoned if they were going to be a little late. Kept us informed at all stages and invited us up into the loft to check on progress.”
Verified customer 10/10Spray foam removal · BL5
“I would highly recommend EcoTrust. From start to finish they have been extremely professional. Booking in a survey was easy. Liam turned up on time, was very pleasant and informative, and gave me an instant quote which was very competitive. On the day the lads turned up on time, put down dust sheets and got on with the job in hand.”
Nigel B 10/10Loft insulation · BB10
“We had ongoing damp issues throughout the downstairs of our home. Ben and Lee were excellent from start to finish. They carried out repointing works externally to resolve the source of water ingress, then completed a full damp proof course and installed a damp proof membrane internally. Everything was explained clearly from the outset.”
Verified customer 9.33/10Damp proofing · M28
“No crappy selling technique, just the facts. Very understanding and helpful. They have done a great job at removing the spray foam and cleaning up after themselves as well. They hoovered everything — I think the loft is cleaner now than when they started.”
Verified customer 10/10Spray foam removal · CW10
“I used EcoTrust to insulate and board my loft. The two installers who carried out the work were wonderful — really considerate, helpful in their advice, and they cleaned up after themselves and worked really hard throughout. I would have no hesitation in recommending the firm to anyone.”
Verified customer 10/10Insulation & boarding · S36
“After recently having loft insulation replaced, EcoTrust came back to fix a hole in the ceiling and replaster. Ben and Lee were beyond any expectations we could have asked for. Being conscious of mess due to dogs in our home, they went above and beyond — there literally wasn't any. Would certainly use again.”
Simon R 10/10Ceiling repair · SY10
“Very professional. Team worked well clearing and cleaning the loft space prior to installing new insulation. They were polite and respectful and kept me fully informed throughout.”
Deborah T 10/10Loft insulation · WR3
“Polite and conscientious team. They worked hard and answered any questions we had. They took photos of the loft after they'd cleared it of boarding. After they'd put the insulation down they encouraged us to have a look. They vacuumed the carpet afterwards although they had put a polythene covering down to protect it.”
Valerie K 10/10Loft insulation · LS24
“Very happy with the work completed removing some stubborn spray foam insulation from our loft. Hard working guys, very polite and friendly. Always kept us updated on progress and timescales. A great job and would highly recommend.”
Verified customer 10/10Spray foam removal · DN14
“From when we had the survey to when the job was finished I can't fault anything. Everyone was friendly, professional and respectful to us and our property.”
Valerie W 10/10Loft insulation · WS2
“My loft space was partially boarded and the works had left it full of dislodged old insulation and debris. I got a call immediately after requesting a quote and a visit the same week. Two men arrived and got straight to work, hardly stopping for a drink. I'm amazed they managed to keep my house so clean when they were filthy.”
Verified customer 10/10Loft clearance · WN7
“Really impressed with the whole service. We had damp showing through the living-room wall and EcoTrust came out the next day. The explanation was clear and honest, and the team carried out the treatment quickly with no mess left behind. The wall has dried out perfectly and there's been no sign of damp returning.”
Verified customer 10/10Damp proofing · BH6

Book your free survey Read them on Checkatrade

Guide · Updated October 2026

Most of the calls we get about spray foam start the same way. A house is under offer, the buyer’s surveyor has been up the loft hatch, and the mortgage valuation has come back flagged. Nobody has said the house is unsafe. The lender simply will not commit until it knows what is behind the foam.

This guide explains what lenders are worried about, what a spray foam survey should cover, and the realistic options from there.

Loft roof slope covered in yellow spray foam insulation before removal — Spray foam across a full roof slope in Sheffield. With the timbers and felt hidden, a surveyor cannot report on the roof.

What the lender is actually worried about

The roof cannot be inspected. Foam sprayed onto the underside of the roof covers the rafters, battens and felt. A valuer cannot see rot, damp or failed felt behind it, so the condition of the roof is unknown.

Ventilation. Foam often seals the eaves. Without air moving through the loft, moisture can build up against the timbers, which is a real risk to the structure over time.

Resale. If this lender is cautious, the next buyer’s lender probably will be too. Some will lend once the foam is removed and the roof is evidenced; some want removal before they will look again.

What a spray foam survey should cover

Whether the foam is open cell or closed cell
Where it has been applied and roughly how much of the roof it covers
The condition of the timbers and felt where they can be seen
Whether the eaves and ventilation have been blocked
Dated photographs you can pass to your solicitor or estate agent
A clear recommendation, and a fixed price if removal is needed

Open cell or closed cell?

Open cell foam is soft and spongy and usually comes off more easily. Closed cell foam is rigid, bonds hard to the timbers and felt, and takes longer to remove properly. Both can be flagged by a lender. Which one you have makes a big difference to how long removal takes and what it costs, which is why it is the first thing a survey should establish.

Your options once it has been flagged

Full removal with evidence. The foam comes off the whole roof, the timbers are cleaned back, ventilation is reopened and you get dated photographs and a Certificate of Removal. This is what most surveyors and lenders ask for.

Partial removal. Rarely enough. Most of the roof is still hidden, which is the problem the lender raised in the first place.

Doing nothing. The sale may fall through, and the next buyer is likely to hit the same issue.

Nobody can promise what a particular surveyor or lender will decide, and you should be wary of anyone who does. What we can do is give them what they normally ask to see. See how our spray foam removal works, or read jobs we have written up in Sheffield, Birmingham, Wolverhampton and Shrewsbury.

Spray foam surveys in Stoke-on-Trent and Staffordshire

We survey and remove spray foam across England, including Stoke-on-Trent, Newcastle-under-Lyme, Stafford and Cannock. Book a free survey with the form on this page, or call 0800 870 8086.

Evidence-led work

Recent jobs, start to finish

All case studies →

FAQs

Spray foam survey questions

What is a spray foam survey?

An inspection of the loft to record what foam is there, whether it is open or closed cell, where it has been applied, and what condition the roof timbers and ventilation are in where they can be seen. It tells you whether removal is needed and what it would involve.

Why has my buyer’s lender refused the mortgage?

Because the surveyor could not inspect the roof structure behind the foam, and many lenders will not lend against a roof nobody can see. It is usually about inspection and ventilation, not the foam being dangerous in itself.

Is open cell foam a problem as well as closed cell?

Lenders can object to both. Open cell is softer and generally quicker to remove. Closed cell bonds hard to the timbers and felt, so removal is slower. The survey tells you which you have.

Can the foam just be cut back so the surveyor can see?

Patch removal rarely satisfies a lender, because most of the roof is still hidden. Full removal with photographs and a Certificate of Removal is what usually gets a sale moving again.

Is your survey free?

Yes. We inspect the loft, photograph what we find and give you a fixed price in writing. There is no obligation to book anything on the day.

Do you cover Stoke-on-Trent and Staffordshire?

Yes. We work across England, including Stoke-on-Trent, Newcastle-under-Lyme, Stafford and Cannock.

Book your free survey Ask us something else

Our other services

Spray foam removal Loft insulation Loft boarding Cavity wall insulation Damp proofing Roofing Areas we cover

Free survey, and a price in writing

No obligation, no doorstep sales. If we are not the right people for the job, we will tell you that instead.

Book Your Free Survey or call 0800 870 8086

9.97 on Checkatrade Check our reviewsVerified customer reviews

Call 0800 870 8086 Free Survey