Spray Foam Surveys
Spray polyurethane foam (‘spray foam’) is an insulating material that can be sprayed onto the underside of roofs to reduce heat loss and improve thermal efficiency.
It has come under criticism because incorrect or inappropriate use can lead to moisture build up and damage to roof structures.
Spray foam can improve thermal efficiency and reduce energy bills, but it is a serious building modification that is difficult to reverse. Altering insulation can affect the performance and condition of the entire property, and should therefore be carefully considered and researched before being undertaken.
Why Spray Foam is a Concern for Owners, Buyers and Lenders
As with many retrofit measures to insulate properties, adding spray foam to a roof creates a seal, and can trap moisture in an area originally designed to allow moisture to enter and exit the property more freely. In turn, this can lead to damp and water damage.
If the roof structure is damaged or inadequate and leaks occur, these can be difficult or impossible to spot if spray foam is covering that area. This means that water damage to timbers may not be detected until at a severe stage.
Sometimes spray foam has been used as a glue to stick elements of old, aged roofs together, to avoid replacement. Such roofs are past their serviceable life and would need replacement once issues occur.
Do I Need a Spray Foam Survey?
If a roof has spray foam present, or if you think it has been previously installed and since been removed, a survey can help you understand the condition of the roof and whether further action is needed.
Most mainstream mortgage providers are reluctant to lend on a property with spray foam. Spray Foam surveys are often requested by mortgage lenders. Occasionally, lenders want a survey to ensure that spray foam has been correctly installed according to the manufacturer’s instructions and in accordance with industry certification, and to check that there is no apparent damage to the roof structure as a result of the foam installation. More commonly, lenders will insist on spray foam removal, and will request a survey by an RICS Chartered Surveyor to confirm that it has been completely removed and that no further remedial work is required.
Spray Foam Removal Survey
Spray Foam Removal Surveys are carried out once spray foam has been removed, normally because homeowners have been worried about potential damage to the roof, or because they want to sell their property and need to reassure potential buyers and improve mortgageability.
If a mortgage lender has requested a spray foam removal survey, they will usually ask for it to be carried out by an RICS regulated surveyor. They will want to know that the spray foam has been completely removed, and that the timbers underneath are undamaged.
If damage is found, the surveyor will recommend the appropriate remedial works required to bring the roof to an acceptable standard. You may then need certificates to prove the repairs have been carried out property, or a re-inspection, to satisfy mortgage lenders that the condition of the roof is satisfactory.
Spray Foam Insulation Survey
Many people who have had spray foam want to check the standard of the installation and understand the condition of the roof. The surveyor will report on the type of spray foam (open or closed cell), where it has been applied, the quality of the installation and any defects or suspected defects to the roof structure.
Because spray foam obscures a lot of the roof, there will be limits to what can be assessed on a survey. The surveyor will use their knowledge to look at all accessible areas of the roof, and will also advise on the likelihood of issues with ventilation, water ingress and premature deterioration to the roof structure.
The surveyor will advise you on the most appropriate next steps, which will depend on the state of the roof, the quality of the spray foam installation and whether or not you are planning to sell your property. Appropriate measures could include proactive maintenance to prevent water damage while retaining the spray foam, removal of the spray foam, and remedial works to the roof, felt and timbers.
The Insulation Manufacturers Association recommends that these surveys are carried out by qualified RICS Chartered Surveyors.
Or contact us for more information:
info@allcottassociates.co.uk | 0333 200 7198
What does a Spray Foam Survey report include
Allcott Associate’s Spray Foam Surveys are RICS-Regulated and accepted by mortgage lenders. Our surveys follow the Property Care Association (PCA) Sprayed Foam Insulation Inspection Protocol (March 2023).
The content varies according to whether or not spray foam is present. A typical report comprises:
- Roof Detail:
- A report on the nature and construction of the roof, its age and condition, any defects, and whether any prior repairs are evident.
- Type and extent of spray foam (if applicable):
- Where possible, the surveyor will comment on whether the foam is/was open or closed cell. If visible, they will report on the type of material the foam has been applied to, and will assess the depth of the foam.
- Where foam is present, they will report on the extent of the foam application and whether, in their professional opinion, it has been applied to industry standards.
- Areas covered or concealed by foam (if applicable):
- Any areas where the foam is fully covering roof timbers will be noted. Similarly, the surveyor will note if the foam encapsulates electrical fixtures, cables, pipes and ducting.
- Any defects in the foam or issues with workmanship will be recorded.
- Quality of spray foam removal (if applicable):
- Where foam has been removed, the surveyor will look to see if there is any residual foam.
- The surveyor will also assess whether the removal has been carried out with due care. They will look for any scarring or damage to the structural timbers, prulins, ridge boards and felt underlay.
- Timber condition and moisture level:
- The surveyor will assess timbers for moisture levels.
- They will look for historic water damage, current water ingress and measure moisture levels in the timbers.
- The surveyor will also use their experience to assess and discuss the real risk of excess moisture in the timbers, particularly in areas covered by foam that are impossible to assess.
- This is important because moisture readings taken in exposed areas do not provide a reliable indication of conditions within concealed or encapsulated sections, where moisture may be retained and defects may develop undetected.
- Moisture content within roof timbers can fluctuate seasonally, and a single set of readings provides only a snapshot at the time of inspection. The surveyor will discuss the likelihood that the readings taken do or do not reflect the timber conditions overall.
- All visible areas of the timbers will be examined for signs of damage, damp, rot, and distortion.
- Ventilation:
- The surveyor will look at whether ventilation systems are adequate, and if any systems are blocked or damaged.
- They will also consider whether the occupied space below the roof is sufficiently ventilated.
- Next steps:
- The report will discuss appropriate next steps, including whether remedial works are required.
- The report will note whether the surveyor anticipates any issues with selling or mortgaging the property.
Professional Surveyors, Quality Service | RICS Certified Surveyors
Allcott Associates LLP employ both Building Surveyors and Structural Engineers and all our Chartered Building Surveyors are members of the Royal Institution of Chartered Surveyors (RICS). This ensures our Building Survey Reports are comprehensive and will never need referring back to a Building Surveyor or Structural Engineer for further investigation at a further cost unless in the unlikely event that opening up of areas is required. Unlike other firms, we are completely independent and our reports are accepted by all financial institutions and insurance companies.
