Summary of
RICS Guidelines
With Resources
The Royal Institution of Chartered Surveyors (RICS) has published a comprehensive consumer guide on spray foam insulation, aiming to inform homeowners about its implications on property structure, energy efficiency, and marketability. This guide is particularly pertinent for those considering or dealing with spray foam in existing homes.
🔍 What Is Spray Foam Insulation?
Spray Polyurethane Foam (SPF), commonly known as spray foam, is an insulation material applied via a spray gun to roof spaces, walls, and floors. Its application can be advantageous in areas with complex designs or limited access, providing a seamless insulation layer.
⚠️ Key Risks and Considerations
1. Structural and Maintenance Challenges
Concealed Damage: Once applied, spray foam can obscure the underlying roof structure, making it difficult to detect issues like leaks or timber decay. This concealment can lead to undetected problems that may worsen over time.
Repair Complications: The presence of spray foam can hinder future roof repairs, as it may need to be removed to access the underlying materials, potentially increasing maintenance costs.
2. Moisture and Ventilation Concerns
Condensation Risks: Improper installation can trap moisture within the roof structure, leading to condensation and potential timber decay. Ensuring adequate ventilation is crucial to mitigate this risk.
3. Impact on Property Value and Lending
Valuation Issues: Properties with spray foam insulation may face challenges during valuation, as some lenders are cautious due to potential hidden defects and the difficulty of assessing the roof’s condition.
Saleability: The presence of spray foam can affect a property’s marketability, especially if documentation regarding its installation is lacking.
4. Regulatory and Safety Implications
Listed Buildings: Applying spray foam insulation to listed or protected buildings without appropriate consent can lead to legal issues and may be considered an unauthorized alteration.
Fire Safety: Some spray foam products are combustible. It’s essential to ensure that the chosen product meets fire safety standards and is suitable for the specific application.
🛠️ Already Have Spray Foam? Here's What To Do
If spray foam insulation is already installed in your property, here are recommended steps to mitigate potential problems and support future resale or financing:
1. Gather All Documentation
Locate or request:
Installation invoice or contract
Product certification (e.g., BBA, Kiwa)
Details on whether the foam is open-cell or closed-cell
Ventilation plans (especially for roof spaces)
2. Commission a Professional Survey
Hire an RICS-accredited surveyor or specialist retrofit assessor with experience in spray foam, they can:
Assess ventilation adequacy
Provide a written report helpful for lenders or buyers
Inspect for moisture problems or decay
3. Address Any Emerging Issues
If condensation or timber damage is found, you may need:
Ventilation improvements
Partial or full removal of foam
Roof repairs
4. Consider Removal If Deemed Necessary
Removal May be Necessary if:
A surveyor or mortgage lender requires removal for sale or financing
The foam was poorly installed or lacks proper certification/documentation
There are fire safety concerns or it does not meet insurance requirements
You are planning major roof works, loft conversion, or solar panel installation
5. Disclose During Property Sale
Be transparent with agents and buyers.
Provide the inspection report and documents upfront to reduce buyer hesitation or valuation delays
🧭 Decision Support
The RICS guide includes a decision tree to help homeowners decide how to proceed based on their property’s condition, future plans, and available documentation
📄 Access the Full RICS Consumer Guide
You can download the full guide from RICS here:
👉 RICS Consumer Guide
Spray Foam Insulation – A clear, Impartial Guide
👉 RICS Commentary on Spray Foam Risks
RICS Built Environment Journal – Spray Foam Guide