If you have spray foam insulation in your loft, you may already know the problems it can cause when you come to sell or remortgage:

• Many surveyors still downvalue properties because of spray foam

• Gives lenders reason to decline a mortgage application

• It can make roof repairs difficult

Getting it removed isn't cheap, but it may be your only option. Here's what the work costs and what to expect.

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Cost of removing roof insulation

For a three-bedroom detached house, you can expect the total roof foam insulation removal cost to come to around £3,200. This assumes two or three tradespeople working for a week, at £175 each per day.

It also includes £100 for specialist disposal, given the toxic nature of some kinds of spray foam. You'll also need to factor in the cost of skip hire.

But before we dive deeper into the cost factors, let's establish exactly what foam insulation is – and why it can be such a headache for homebuyers and sellers.

What is roof foam insulation – and why is it a problem?

Roof foam insulation is technically known as spray foam insulation or spray polyurethane foam (SPF). It comes as a liquid foam that's sprayed into place before expanding and hardening into an insulating layer.

It's an alternative to traditional insulation (such as mineral wool insulation) and can be used to insulate lofts, walls and floors.

There are two main types of spray foam:

• Closed cell: While it is a highly effective insulator, it also acts as a moisture barrier, reducing roof ventilation. If moisture becomes trapped behind the foam, it can increase the risk of damp and timber rot

• Open-cell: Its breathable structure allows more moisture vapour to pass through, making it less likely to trap moisture than closed-cell foam, although proper installation and roof ventilation are still important

It's the increased risk of damp and rot and the difficulty of inspecting the roof structure that gets alarm bells ringing.

Some mortgage lenders are reluctant to lend on properties with spray-foam insulation unless specialist surveys or removal is carried out.

Cost of removing roof insulation: Per m²

The cost to remove spray foam typically runs between £50 and £75 per m² for open-cell foam. Closed-cell foam, which bonds more rigidly to rafters, can cost around £80 and £100 per m² to remove.

However, it's worth noting that this cost doesn't include:

• Specialist disposal: Around £100

• Skip hire: From £75 to £450 per week

That's why, for an exact quote, you're always best off contacting an insulation removal specialist near you.

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Roof insulation removal cost: job estimator tool

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Roof foam insulation removal cost factors

The total cost of removing spray foam insulation from your roof depends on several factors, including:

• Your location: Some areas of the UK, like London, typically see higher labour costs due to demand

• The access: The costs above assume there's a fair-sized loft hatch

• The size of your loft: Bigger lofts have more surface area of insulation to remove

• The thickness of the insulation: If the insulation has been applied more thickly, it costs more to remove

• Type of foam: Closed-cell costs more to remove than open-cell, as it bonds more rigidly to rafters and takes longer to clear

• Whether the roof needs repair after removal: Many homeowners find damaged timbers once the foam comes off. Budget for potential roof repairs on top of the removal cost

On Checkatrade, you'll only find trades who meet our high standards and pass up to 12 checks.

Why remove roof foam insulation?

Here are some of the reasons you might be looking to get your spray foam removed:

• Closed cell spray foam can contribute towards condensation and damp, which can, in turn, cause your roof timbers to decay

• Spray foam sets hard and can distort the structure of rafters over time

• Once applied, it's difficult for surveyors to inspect the condition of the roof timbers beneath

• It can make it hard to carry out roof repairs, such as fixing broken tiles or roof leaks

• Some lenders won't give you a mortgage on a property with spray foam insulation applied to the loft or roof

• Many surveyors will down-value properties that have this kind of insulation

• It can be messy and hard to decorate over

• Spray foam shouldn't be used on listed properties

What does spray foam removal involve?

Removing spray foam insulation from a loft is a specialist job that can be time-consuming, particularly if the foam has bonded tightly to the roof timbers.

The exact process will depend on the type of spray foam, how it was installed and the condition of your roof. But typical steps usually include:

• Inspecting the roof: A tradesperson will assess the type of spray foam, how much needs removing and whether there is any hidden damage to the roof structure

• Preparing the work area: Belongings are removed or protected, and the loft is sealed off to help contain dust and debris

• Removing the foam: The spray foam is carefully cut, scraped or mechanically removed from rafters, roof felt and other surfaces. This could take three to five days, depending on the size of the loft and the thickness of the foam

• Disposing of the waste: The removed foam is collected and disposed of in line with local waste regulations

• Inspecting the roof: Once the foam has been removed, the roof timbers, felt, and coverings can be properly inspected with a structural survey for any signs of damp, decay or damage that may have been hidden

• Making repairs (if needed): If the removal process reveals damaged roof timbers, felt or tiles, these will need repairing or replacing before new insulation is installed

• Installing replacement insulation: Traditional loft insulation, such as mineral wool insulation, can then be fitted if needed

Can you remove spray foam insulation yourself?

There's nothing stopping you from attempting to remove spray foam insulation yourself, but we would strongly not recommend it:

• Health risk, as some foam insulation is toxic to touch or breathe in

• Danger of structurally damaging the roof timber or tiles

• Most mortgage providers require evidence that the foam has been fully removed by a specialist

• Can void home insurance

• It's messy and time-consuming

That's why hiring a specialist is the best option. They'll have the right tools and experience to safely remove and dispose of the foam, while minimising damage to your roof.

Finding a spray foam removal specialist

Use our quick and easy request a quote feature and we will get experienced local spray foam removal specialists to contact you directly. To get accurate quotes, be as detailed as you can:

• Note whether your foam is open cell or closed cell (if you know)

• Measure or estimate the floor area of your loft

• Mention if access is limited or if your loft hatch is small

• Flag any known roof damage or areas of concern

• Say whether you want new insulation installed at the same time

Keen to speak to a tradesperson right away? Find a checked and reviewed spray foam removal specialist near you below.

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Hear from homeowners like you:

This Essex homeowner hired Checkatrade-approved contractors, Remove Sprayfoam Limited for the job:

"Anthony came and talked me through the process. No pushy selling and a quote that was very reasonable compared with others.

"Dave and Carl arrived on time, were extremely polite and professional. Were careful of possessions when moving big bags of waste. Worked very hard to complete the removal of foam and lay new insulation on a very large roof in two days .Then driving home to Southampton at 8pm!. Would highly recommend this company."

Spray foam removal cost checklist

Before you hire a spray foam removal specialist, use this checklist to make sure you're prepared and know what to expect:

Removing spray foam insulation checklist

• Check whether your foam is open cell or closed cell (closed cell costs more to remove and is more likely to cause mortgage problems)

• Get a selection of quotes from specialists before committing, as this is a niche trade and prices vary

• Confirm your contractor handles specialist disposal of the foam, as it can contain isocyanates and cannot go in general waste

• Make sure you'll get a certification after the job is complete, which many mortgage lenders request

• Budget for a structural survey after removal, which lenders often require before reconsidering a mortgage application

• Ask about the loft floor area and hatch size when getting quotes, as access affects the final cost

• Check whether the contractor can also supply and fit replacement insulation, as a combined job may reduce the overall cost

Need help with your home insulation? At Checkatrade we have a number of resources to help with your decisions, such as eco-friendly choices and planning guides.

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