Lender tracker · Last reviewed: 30 October 2026
Which Mortgage Lenders Accept Spray Foam Insulation?
By Jake Harber, spray foam removal adviserLast reviewed
Quick answer
More lenders than most people expect. On 22 October 2026 the government named eight lenders as open to lending on homes with spray foam, subject to their own requirements: Nationwide, Lloyds, Santander, Barclays, NatWest, Coventry Building Society, The Co-operative Bank and HSBC. Others, including TSB, Skipton and Principality, told the BBC in 2024 that they refuse.
Open to lending is not an offer. Lenders still decide case by case, usually on the valuer’s report and a specialist survey of the roof. If a lender will not proceed, the options are another lender, an independent inspection the lender accepts, or professional removal (typically £50–£80 per m²) with written evidence. None of these guarantees an offer.
What the government’s October 2026 paper saysLender by lender
UK mortgage lender spray foam tracker 2026
Last reviewed: 30 October 2026. Every row gives the public source for that lender’s position and when it was said. A lender is listed only if we have a source. Policies change without notice (The Co-operative Bank told the BBC it refused in 2024 and is on the government’s list in 2026), so check with the lender or a mortgage broker before applying.
| Lender | Position | What we know | Source |
|---|---|---|---|
| Named by the government as open to lending (October 2026) | |||
| Nationwide | Open to lending | Named in the government’s October 2026 list as open to lending on spray foam homes, subject to its own requirements. In November 2024 it told the BBC it considers applications case by case, taking the valuer’s report into account. | GOV.UK policy paper, 22 Oct 2026BBC research, reported by The Negotiator, 19 Nov 2024 |
| Lloyds | Open to lending | Named in the government’s October 2026 list as open to lending on spray foam homes, subject to its own requirements. In November 2024 it told the BBC it considers applications case by case, taking the valuer’s report into account. | GOV.UK policy paper, 22 Oct 2026BBC research, reported by The Negotiator, 19 Nov 2024 |
| Santander | Open to lending | Named in the government’s October 2026 list as open to lending on spray foam homes, subject to its own requirements. In November 2024 it told the BBC it considers applications case by case, taking the valuer’s report into account. | GOV.UK policy paper, 22 Oct 2026BBC research, reported by The Negotiator, 19 Nov 2024 |
| Barclays | Open to lending | Named in the government’s October 2026 list as open to lending on spray foam homes, subject to its own requirements. In November 2024 it told the BBC it considers applications case by case, taking the valuer’s report into account. | GOV.UK policy paper, 22 Oct 2026BBC research, reported by The Negotiator, 19 Nov 2024 |
| NatWest | Open to lending | Named in the government’s October 2026 list as open to lending on spray foam homes, subject to its own requirements. In November 2024 NatWest Group told the BBC it considers applications case by case, taking the valuer’s report into account. | GOV.UK policy paper, 22 Oct 2026BBC research, reported by The Negotiator, 19 Nov 2024 |
| Coventry Building Society | Open to lending | Named in the government’s October 2026 list as open to lending on spray foam homes, subject to its own requirements. | GOV.UK policy paper, 22 Oct 2026 |
| The Co-operative Bank | Open to lending | Named in the government’s October 2026 list as open to lending on spray foam homes, subject to its own requirements. In November 2024 it told the BBC it refused, so its position has changed. | GOV.UK policy paper, 22 Oct 2026BBC research, reported by The Negotiator, 19 Nov 2024 |
| HSBC | Open to lending | Named in the government’s October 2026 list as open to lending on spray foam homes, subject to its own requirements. | GOV.UK policy paper, 22 Oct 2026 |
| Not on the government list: check before applying | |||
| Halifax | Check first | Part of Lloyds Banking Group. The government list names Lloyds, not Halifax, and we have not found a published Halifax position. Ask Halifax or a broker before applying. | GOV.UK policy paper, 22 Oct 2026 |
| Said they refuse, or avoid significant foam | |||
| TSB | Refuse or avoid | Told the BBC in November 2024 that it refused mortgages because of spray foam. Not re-confirmed since, so ask before applying. | BBC research, reported by The Negotiator, 19 Nov 2024 |
| Skipton Building Society | Refuse or avoid | Told the BBC in November 2024 that it refused mortgages because of spray foam. Not re-confirmed since, so ask before applying. | BBC research, reported by The Negotiator, 19 Nov 2024 |
| Principality Building Society | Refuse or avoid | Told the BBC in November 2024 that it refused mortgages because of spray foam. Not re-confirmed since, so ask before applying. | BBC research, reported by The Negotiator, 19 Nov 2024 |
| Yorkshire Building Society | Refuse or avoid | Told the BBC in November 2024 that it would not lend where there is a significant amount of foam. Not re-confirmed since. | BBC research, reported by The Negotiator, 19 Nov 2024 |
| Metro Bank | Refuse or avoid | Told the BBC in November 2024 that it would not lend where there is a significant amount of foam. Not re-confirmed since. | BBC research, reported by The Negotiator, 19 Nov 2024 |
| Equity release | |||
| Aviva (equity release) | Refuse or limit | Told the BBC in November 2024 that it refused mortgages because of spray foam. Not re-confirmed since, so ask before applying. | BBC research, reported by The Negotiator, 19 Nov 2024 |
| more2life (equity release) | Refuse or limit | Said in November 2024 that it would only lend where the foam was fitted as part of an authorised new build, with the documents to prove it. Not re-confirmed since. | BBC research, reported by The Negotiator, 19 Nov 2024 |
| After professional removal | |||
| Lenders | Case by case | A spray foam removal certificate or report can help meet a lender's written requirement; each lender still decides case by case. | |
Leeds Building Society was in an earlier version of this table. It has been removed because we could not find a public source for its position. If you are a lender and your position has changed, email info@sprayfoamremovaladvice.co.uk.
Change log
Rebuilt from the government’s policy paper of 22 October 2026 and the BBC’s November 2024 research, with a source on every row. Nationwide, Santander, Barclays and NatWest moved from “decline” or “conditional” to the government’s “open to lending” list. Added Lloyds, Coventry Building Society, The Co-operative Bank, HSBC, Principality, Metro Bank, Aviva and more2life. Halifax moved to “check first”. Leeds Building Society removed (no source found). Retired the unsourced claim that 70–80% of the market declines outright.
Previous version: an editorial summary of nine lenders, without sources.
The reasons
Why is spray foam insulation a mortgage problem?
A mortgage is secured on the property, so the lender relies on a valuer being able to check its condition. Spray foam on the underside of a roof gets in the way of that check. Around 250,000 UK homes are estimated to have it installed, which is why spray foam insulation mortgage issues come up so often in sales and remortgages.
1 The roof timbers cannot be inspected
Foam covers the rafters, so a valuer cannot see whether the timber is sound, damp or decayed. The lender is being asked to lend against a roof nobody has been able to check.
2 Condensation and trapped moisture
If foam is applied without the right ventilation or over an unsuitable roof, moisture can be held against the timber. Damage of that kind stays hidden until the foam comes off.
3 Resale and the lender’s security
Because some lenders still decline, a lender has to consider how easily the property could be sold on if it ever needed to recover the loan.
4 Surveyor and valuer caution
Valuers follow their own professional guidance and their lender’s instructions. Where they cannot confirm the roof’s condition they report that, and many lenders will not proceed on such a report.
The RICS consumer guide to spray foam insulation puts the core issue plainly: "If the timber roof structure is covered with spray foam it cannot be fully seen or inspected." It adds that the presence of spray foam could affect a surveyor's opinion of value, and that a surveyor may ask for an independent specialist report. The Property Care Association says valuation surveyors' concerns have led certain mortgage companies to refuse to lend on properties with sprayed foam in the roof, and that an industry working group has produced an inspection protocol for surveyors.
Not every installation causes damage. The lending problem exists whether or not the roof is sound, because the lender cannot easily tell. More on the physical side in our guide to spray foam insulation problems.
Your options
Can you get a mortgage on a house with spray foam insulation?
Sometimes, yes. It depends on the lender, the valuer's report and the condition of the roof. There are three realistic routes, and it is worth working through them in this order because the first two cost less than the third.
- 1
Find a lender that will consider it
A whole-of-market mortgage broker knows which lenders currently look at spray foam and on what terms. Expect a narrower choice of products, and tell the broker about the foam at the start.
Back to the lender table - 2
Get the roof independently inspected
Some lenders accept a specialist report on the foam and the timber behind it. Ask the lender what kind of report and which professional they will accept before paying for one.
RICS surveys and spray foam - 3
Have the foam professionally removed
Removal lets a valuer see the timbers again. It typically costs £50–£80 per m², about £3,000–£8,500 for most lofts, and takes 2–5 days for most three-bedroom homes.
Spray foam removal cost
Buying rather than owning? The same rules apply to your lender's valuation, and you can ask the seller to deal with the foam before exchange. See should I buy a house with spray foam insulation.
Step by step
What to do if your mortgage has been declined because of spray foam
- 1
Get the reason in writing
Ask the lender or your broker for the decline reason and the wording from the valuation report. "Spray foam" alone is not enough to act on.
- 2
Ask exactly what evidence would change the decision
Put the question to the lender or valuer: is a report enough, must the foam come out, and who has to sign the paperwork?
- 3
Decide between inspection and removal
If the lender will accept an independent inspection, that is the cheaper first step. If it requires the foam removed, get surveys and quotes from more than one removal company.
- 4
Gather the certificate or report
Keep before and after photographs, the invoice, and the removal report or certificate. Check the documents match what the lender asked for, word for word.
- 5
Re-submit, or change lender
Send the evidence back through your broker. If the lender will not reconsider, another lender may, since each sets its own policy.
- 6
Use a broker who has handled this before
A broker with spray foam cases behind them can save you a failed application and the valuation fee that goes with it.
Useful next reads: what a spray foam removal certificate covers, spray foam removal cost per m² and grants and schemes for spray foam removal.
Other situations
Remortgage, equity release and selling
Remortgaging
Moving to a new lender normally means a new valuation, and that is when spray foam is picked up. Staying with your current lender on a new rate often does not involve a fresh valuation, so ask your lender or broker about that first if you only need a new deal. Borrowing more usually brings the valuation back in.
Equity release and spray foam
Lifetime mortgage providers value the property in the same way and set their own criteria. In November 2024 Aviva told the BBC it refused, and more2life said it lent only where the foam was fitted in an authorised new build with documents to prove it (see the table). Ask your equity release adviser to check the provider’s current position before you pay for a valuation.
Selling
You can sell with the foam in place, but buyers who need a mortgage depend on their own lender, which narrows the market. Sellers usually choose between removing the foam before marketing, agreeing it with the buyer, or selling to a cash buyer. See selling a house with spray foam insulation.
Common questions
Spray foam mortgage FAQs
Call the team on 03330 908 569 to talk through what your lender has asked for.
Which mortgage lenders accept spray foam insulation? +
On 22 October 2026 the government named eight lenders as open to lending on homes with spray foam, subject to their own requirements: Nationwide, Lloyds, Santander, Barclays, NatWest, Coventry Building Society, The Co-operative Bank and HSBC. TSB, Skipton and Principality told the BBC in November 2024 that they refuse. Each lender still decides case by case, so check with the lender or a broker before applying.
Is there a government list of lenders that accept spray foam? +
Yes. The Department for Energy Security and Net Zero published one on 22 October 2026 in its paper Spray foam insulation: Remediation, removal and lending. It says lenders can be added at any time. Being on the list means the lender is open to lending, not that an application will be approved.
Why is spray foam insulation a mortgage problem? +
Because the foam covers the roof timbers, a valuer cannot confirm their condition, and the lender is being asked to lend against a roof that has not been inspected. Some lenders refuse for that reason, and those that lend usually want a valuer’s report or specialist survey they can rely on.
Why do mortgage lenders not like spray foam insulation? +
Three reasons: the timbers cannot be inspected, foam installed without the right ventilation can hold moisture against the roof structure, and a property that some lenders decline is harder to sell on. The concern applies even where the roof is in good condition, because the lender cannot easily tell.
Can you get a mortgage on a house with spray foam insulation? +
Sometimes. A smaller number of lenders will consider it with conditions, usually an independent specialist report on the roof. Where no lender will proceed, professional removal with written evidence lets a valuer inspect the roof again. Neither route guarantees an offer.
What should I do if my mortgage is declined because of spray foam? +
Get the reason in writing, ask the lender exactly what evidence would change the decision, then choose between an independent inspection and removal. Send the report or certificate back through your broker, or apply to a different lender.
Will removing spray foam solve a mortgage problem? +
It often helps, because the roof can be inspected again, but it does not guarantee an offer. Lenders and valuers decide case by case, and some ask for an independent inspection or certificate after removal as well as the removal company’s report.
Can I get equity release with spray foam insulation? +
It can be difficult. In November 2024 Aviva told the BBC it refused, and more2life said it lent only where the foam was fitted in an authorised new build with documents. Providers set their own criteria and they change, so ask your equity release adviser to check the provider’s current position before paying for a valuation.
How much does it cost to remove spray foam for a mortgage? +
Professional spray foam removal typically costs £50–£80 per m², which is about £3,000–£8,500 for most UK lofts and £5,000–£8,000 for a standard 100 m² loft. Ask whether the quote includes a written removal report, and whether your lender wants anything further.
Get help with a spray foam mortgage problem
Tell us what your lender or valuer has asked for. We explain the options and can introduce removal companies for a survey and quote. We do not carry out removal ourselves, and no removal or certificate guarantees a mortgage offer.