Spray foam insulation and equity release
If you've been told spray foam in your loft stops you getting equity release, you're far from alone. Here's why it happens, and what options have opened up in 2026.
Why equity release providers are cautious
The Equity Release Council – the sector's trade body – says providers and the funders behind them set their own lending criteria for acceptable properties, and that the Council can't mandate them. It specifically says spray foam insulation is "very frequently a problem" for providers. The underlying concern is the same as for ordinary mortgages: foam can hide the condition of roof timbers, and a poorly installed system can trap moisture. A lifetime mortgage typically runs for the rest of your life, so providers want to be confident about the roof for a long time.
Your options
1. Show the installation is sound
Some providers may accept a property where the paperwork and an independent survey show the foam was correctly installed. Collect the handover pack (installer details, BBA or Kiwa certificate, pre-installation and moisture risk evaluations, guarantees) and ask an independent surveyor familiar with the March 2023 PCA/RPSA protocol to inspect it. See what a spray foam survey involves.
2. Removal funded from the loan
In March 2026 the specialist lender LiveMore began offering a route for spray foam homes, reported by Equity Release Supermarket and, in July 2026, by Mortgage Solutions as covering both remortgages and equity release. As reported:
- the home is valued on the basis that the foam has already been removed;
- removal is quoted and carried out by LiveMore's partner Verified Building Services (VBS) after an on-site survey;
- VBS is paid from the loan proceeds when the loan completes, so there's no upfront cost; and
- LiveMore charges a £695 completion fee on these products.
The indicative VBS rates quoted by Equity Release Supermarket (around £87 per m² for open-cell and £116 per m² for closed-cell, including VAT) are higher than most ranges in our cost guide, so it's worth comparing against independent quotes. Criteria apply, and products change – check the current position with an adviser. We have no connection with LiveMore or VBS.
3. Remove the foam first, then apply
If an independent specialist recommends removal, you can have it done and then apply with the completion documentation. Government guidance warns that removal doesn't always guarantee a lender will lend, so ask your adviser which providers will consider the property after removal before you commit.
4. Consider a standard or retirement mortgage
Depending on your age and income, a mainstream lender may be an option. In October 2026 the government listed Nationwide, Lloyds, Santander, Barclays, NatWest, Coventry Building Society, the Co-operative Bank and HSBC as open to lending on spray foam homes, subject to their own requirements.
How we can help
We can introduce you to independent assessors and, if removal is recommended, to removal specialists who provide itemised quotes and post-removal documentation – useful whichever route you take. Mention equity release and your adviser's deadline in your enquiry.
Related guides
- Spray foam & mortgages
- Removal costs
- Selling a house with spray foam
- Is spray foam insulation bad?
- Spray foam surveys explained
Sources
- Equity Release Council – Why won't providers offer an equity release mortgage on my property?
- Equity Release Supermarket – Spray foam insulation and equity release: March 2026 update
- Mortgage Solutions – LiveMore offers route to remortgage and equity release for spray foam-affected homes (22 Jul 2026)
- GOV.UK – Spray foam insulation: remediation, removal and lending (22 Oct 2026)
- PCA, IMA, RPSA et al. – Spray Foam Customer Guidance (2025)
- PCA/RPSA – Sprayed Foam Insulation Inspection Protocol (March 2023)
Sources checked 29 October 2026. Guidance changes – always confirm with your lender and a qualified surveyor.