NEXT GENERATION INSULATION
Spray Foam Removal
Professional spray foam removal from loft spaces and roof structures. Mortgage-compliant. Spray Foam Removal Certificate issued. TrustMark registered. Free home survey across Leicester, Nottingham, Derby, Birmingham, and the wider Midlands.
Why Spray Foam Needs Removing
Spray foam insulation was widely promoted as a quick and effective way to insulate lofts and roof spaces. Government backed energy efficiency schemes encouraged homeowners to have it installed, and thousands of properties across the Midlands were sprayed between 2010 and 2022.
The problem is now clear. Spray foam bonds directly to the underside of roof tiles and to the roof timbers. Once it is in place, a surveyor cannot see the condition of the timber, the felt, the battens, or the tile fixings. Without that inspection, the surveyor cannot confirm whether the roof is structurally sound.
This is why most UK mortgage lenders will refuse to lend on a property with spray foam insulation. It affects new mortgage applications, remortgages, and property sales. For many homeowners, full professional removal is the only way to restore the property’s mortgage suitability and market value.
Beyond the mortgage issue, spray foam can also damage the roof over time. It traps moisture against the timber and prevents the natural airflow that keeps a roof dry. Timber that cannot breathe can develop wet rot or dry rot. Battens weaken and the felt deteriorates. In severe cases the entire roof structure becomes compromised and a full roof replacement is required.
Open-Cell and Closed-Cell Spray Foam
There are two types of spray foam insulation, and both cause problems:
Open cell spray foam is the softer, lighter type. It expands significantly when applied and fills gaps and cavities in the roof space. Open cell foam is easier to remove than closed cell because it is less dense and does not bond as aggressively to the timber. However, it absorbs moisture easily, which means the timbers underneath are often damp or showing early signs of rot when the foam is removed.
Closed cell spray foam is the denser, harder type. It forms a rigid layer that bonds tightly to the timber, tiles, and felt. Closed cell foam is more difficult to remove because it grips the surfaces it has been applied to and requires careful, controlled removal to avoid damaging the timber underneath. Closed cell foam absorbs less moisture than open cell foam, but because it creates an airtight seal it prevents ventilation in the roof space, which leads to condensation forming between the foam and the timber.
Both types need to be fully removed for a property to pass a mortgage survey. We remove both open cell and closed cell spray foam from all types of roof structure.
What Happens to the Roof Under Spray Foam
When spray foam is applied to the underside of a roof, several things happen over time:
Moisture becomes trapped. A roof needs airflow to stay dry. Warm, moist air from inside the house rises into the loft space and normally escapes through ventilation at the eaves, ridge, or through the breathable felt. Spray foam seals these escape routes. The moisture condenses on the cold surface of the tiles and drips back onto the timber, where it sits underneath the foam with no way to evaporate.
Timber rots. Timber that stays damp develops wet rot. In warm, poorly ventilated conditions it can also develop dry rot, which spreads through the timber and is more difficult and expensive to treat. We regularly find rot in rafters, purlins, and battens when we remove spray foam, even on properties where the foam was only installed a few years ago.
Felt degrades. The traditional bitumen felt used on most Midlands roofs was not designed to be in permanent contact with spray foam. The chemicals in the foam can break down the felt over time, causing it to become brittle and tear. Once the felt fails, rainwater has a direct path to the timbers.
Tiles become fixed in place. Spray foam bonds tiles to battens, preventing the slight movement that a roof needs to accommodate temperature changes and wind loading. This can crack tiles, pull nails out of battens, and in extreme cases lift entire sections of the roof covering.
Our Spray Foam Removal Process
1. Free home survey
We inspect your loft space and assess the type and thickness of the foam, the condition of the timbers, the state of the felt or membrane, and any visible signs of damp or rot. You receive a detailed written quote with no obligation.
2. Containment and preparation
Before removal begins, we set up dust containment in the loft space to prevent foam particles and dust from entering the living areas of your home. We protect any stored items and ensure safe access throughout the work area.
3. Spray foam removal
You receive a detailed written quote explaining what needs repairing or replacing, what materials we will use, how long the work will take, and the total cost. There is no obligation and no pressure.
4. Timber inspection and treatment
Once the foam is removed, we inspect every rafter, purlin, and batten. Any timber showing signs of wet rot, dry rot, or woodworm is treated or replaced. This is the most important stage of the process, because the foam has been concealing the true condition of the roof structure for years.
5. Felt and membrane assessment
6. Waste removal
All foam waste is removed from your property and disposed of responsibly. We leave the loft space clean and clear.
7. Spray Foam Removal Certificate
You receive a Spray Foam Removal Certificate confirming that the foam has been fully and professionally removed, that the timbers have been inspected and treated where necessary, and that the roof is in a suitable condition for mortgage lending and survey purposes. This certificate is what your lender or surveyor needs to see.
After the Foam is Removed
Once the spray foam has been removed and the timbers have been inspected and treated, the loft space needs re insulating. An uninsulated loft can lose up to 25 percent of your home’s heat, so leaving it bare is not an option.
We install replacement insulation as part of the same project. The insulation we use is breathable, which means it allows moisture to pass through the roof structure naturally rather than trapping it in the way spray foam does. We typically recommend:
Sheep wool insulation for older properties. It is breathable, non irritant, fire resistant, and has a lifespan of 60 years or more. Sheep wool works with the natural movement of air in a traditional roof structure.
SuperFOIL insulation for newer properties or where loft space is limited. It delivers strong thermal performance with far less thickness than traditional insulation materials.
Every replacement installation includes a vapour control barrier on the warm side of the insulation to prevent condensation forming within the roof structure.
Spray Foam and Mortgages
The mortgage problem is the main reason homeowners contact us for spray foam removal. Here is how it typically works:
A homeowner tries to sell their property or remortgage. The lender instructs a surveyor to inspect the property. The surveyor goes into the loft, sees spray foam, and flags it in the report. The surveyor notes that the roof timbers cannot be inspected because the foam is covering them. The lender reviews the report and refuses the mortgage or remortgage because the structural condition of the roof cannot be verified.
This affects properties with both open cell and closed cell spray foam. It does not matter how recently the foam was installed or whether the property has had no visible problems. If the surveyor cannot see the timber, most lenders will not lend.
The Royal Institution of Chartered Surveyors (RICS) guidance states that spray foam insulation should be flagged in a survey as a material defect because it prevents proper inspection of the roof structure. Most UK lenders follow this guidance.
Once the foam is removed and we issue a Spray Foam Removal Certificate, the property can be surveyed normally. The surveyor can inspect the timbers, the felt, and the tile fixings, and the lender can proceed with the mortgage.
Areas We Cover
We carry out spray foam removal across the East Midlands and West Midlands:
- Leicester and surrounding areas including Loughborough, Hinckley, Market Harborough, and Melton Mowbray
- Nottingham and surrounding areas including Beeston, West Bridgford, Arnold, and Mansfield
- Derby and surrounding areas including Burton upon Trent, Belper, Ilkeston, and Long Eaton
- Birmingham and the wider West Midlands including Solihull, Wolverhampton, Walsall, and Coventry
- Stafford and surrounding areas including Stone, Rugeley, and Cannock
What Our Customers Say
Graham Anderson
1 week ago
I foolishly had my loft insulated with spray foam, led astray by Government promotion of this type of loft insulation. I obtained a de…..
Samantha Watts
2 weeks ago
We recently used Next Generation Insulation to diagnose the cause of damp in our loft and provide the right solution. Dean was very clear..
Jane Downing
2 weeks ago
Next Generation did a fantastic job of installing loft insulation. Fitted us in at very short notice with a reasonably priced quote. Lovely team….
Roofing Repair FAQs
Why do mortgage lenders refuse properties with spray foam?
Mortgage lenders refuse properties with spray foam because the foam covers the roof timbers and prevents a surveyor from inspecting their condition. If the surveyor cannot verify that the roof structure is sound, most lenders will not approve a mortgage or remortgage. Full professional removal with a Spray Foam Removal Certificate is the standard way to resolve this.
Can I sell my house with spray foam in the loft?
It is usually not possible to sell your home with spray foam in the loft except to a cash buyer. Most buyers need a mortgage, and most mortgage lenders will not lend on a property with spray foam. Even cash buyers are likely to negotiate a significant price reduction because they know the foam will need removing before they can sell or remortgage in the future. Removing the foam before you sell is usually the most cost-effective approach.
How much does spray foam removal cost?
The cost of spray foam removal depends on the size of the loft, the type of foam (open-cell or closed-cell), and the condition of the timbers underneath. We provide a detailed written quote after a free home survey. There is no obligation and no call-out fee.
Will you find damage under the foam?
It is common to find some degree of damp, rot, or timber degradation under spray foam when it is removed. The severity varies. Some properties have minimal damage. Others have significant rot that requires timber replacement. We inspect and treat every timber after removal and include this in the quote where the extent of damage can be assessed during the survey.
Do you replace the insulation after removing the foam?
Yes, we replace the insulation after removing the foam as part of the same project. Leaving the loft uninsulated after foam removal is not recommended because the property would lose up to 25 percent of its heat through the roof. We recommend sheep wool insulation for older properties and SuperFOIL for newer properties or where space is limited. Learn more about loft insulation.
What is a Spray Foam Removal Certificate?
A Spray Foam Removal Certificate is a document confirming that the spray foam has been fully and professionally removed, that the roof timbers have been inspected and treated where necessary, and that the roof is in a suitable condition for standard mortgage lending. This certificate is what your lender or surveyor needs to see.
What if the roof needs replacing after the foam is removed?
If the roof needs replacing after the foam is removed, we carry out the roof replacement in-house as part of the same project. There is no need to bring in a separate contractor. One team handles the spray foam removal, timber treatment, and roof replacement together.
Do you remove spray foam from commercial properties?
Yes, we remove spray foam from both domestic and commercial properties across the Midlands.
Are you TrustMark registered?
es, we are TrustMark registered. This means our work meets government-endorsed standards for quality, customer protection, and technical competence.