Foam insulation in roof - homebuyers report

cazza_chicken

Hello people - please help!

I've just had a homebuyers survey done on a bungalow which comes back showing many many issues I'm already aware of.

The one thing which has been flagged as severe is the foam insulation in the roof. The report reads:

'The property suffers from the exceptional disadvantage of spray-foam material having been applied to the underside of the roof coverings which is most unusual for a property of this type and age (1970s bungalow). This is likely to have an adverse affect on resale. I therefore urge you to consider with the utmost care whether you wish to proceed at the agreed sale price.'

We have already had a damp and timber survey which showed no major issues however I'm worried the beams covered by the foam may be damp but couldn't be checked due to the foam.

Does anyone have any advice how I could proceed? I love this property and don't want to walk away, plus it's already cost me £600 in surveys!

Babbawah

Either factor in the cost of a new roof . . . or walk away.

The surveyor has done you a BIG favour by pointing out just how evil this stuff is.

It may never affect the property physically & need a new roof, but it will affect the value when spotted by a proper survey.

Johnandabby

Lots of newspaper adverts for this stuff, in my view a total scam. Absolutely pig of a job getting the stuff off, which would be a must as it hides any damage and leaks, and can quickly lead to rotting timbers by trapping moisture.

Don't throw more money away - either get a quote for remedial work and reduce your offer by that, or walk away. Think of it as a lucky escape, not a waste of £600.

cazza_chicken

Thanks for your views, I really appreciate them. I don't think the sellers are willing to budge on price but I'll have to call their not-so-friendly estate agent tomorrow. If they're not willing to reduce their price it's cost us £600 but potentially saved us a small fortune! It was a rubbish property anyway ��

MisterB1959

you might consider entering into a contract if you love the property (or used to) - that requires the foam sprayed insulation to be removed prior to sale at current owners expense due to surveyors coments/findings and if so, you agree to purchase.


getting your solicitor to write such a letter also puts the on notice there is a problem and other surveys will reveal the same issue, it wont cost much to have the letter sent.




I would prob then expect a counter offer at a reduced price !!


PS you shouldn't be going through the estate agents, you should have asked for the sellers solicitors details by now!!!

freezspirit

The idea of the foam insulation came from Canada/USA relativily new over here possibly last 5 years maybe 10. I remember awhile back someone promoting it in Homebase. Had a word with the salesman and he admitted once on very hard to remove so they do a complete inspection of all roof timbers before applying. Comes with 15 or 25 year and can't remember if it was cover/warranty or guarantee he said. Got to be said I wasn't convinced if any they happened in the future would have to factor cost or repair/replace roof.


If they don't have the correct paperwork or don't know when it was done or by who like others have said walkaway. Unless you can reduce price or you really like the property but by the sounds of it you don't.

cazza_chicken

I definitely still want the house although I'm trying to persuade myself I don't to avoid disappointment.

I think pointing out to the seller any buyer is likely to flag up the same issue will hopefully open up a constructive negotiation. We've accepted this is going to cost a lot of money to make habitable however the roof is an expense we haven't factored in and seems likely the most expensive to rectify. By far.

You're a knowledgable bunch and I'm grateful for your input, this is something I know absolutely nothing about (except from the internet horror stories).

I'll be back for any opinions when I know more.

Davesnave

cazza_chicken wrote: »

I think pointing out to the seller any buyer is likely to flag up the same issue will hopefully open up a constructive negotiation. .

Once you make the sellers and the agent aware that it is an issue, a change in the law means they now have a duty of disclosure to any further viewers of the property.

How would this sit with a mortgage provider, I wonder?

Although someone described the homebuyer's survey as if it wasn't a 'proper' survey, it would be sure to mention such a major deviation from the norm. Indeed, most people would pick up on this if they looked into the loft.

I have a friend with this 'feature' in her rather dodgily-built barn conversion. It meant that she couldn't fit solar panels where she wanted them.

Babbawah

freezspirit wrote: »

The idea of the foam insulation came from Canada/USA relativily new over here possibly last 5 years maybe 10. I remember awhile back someone promoting it in Homebase. Had a word with the salesman and he admitted once on very hard to remove so they do a complete inspection of all roof timbers before applying. Comes with 15 or 25 year and can't remember if it was cover/warranty or guarantee he said. Got to be said I wasn't convinced if any they happened in the future would have to factor cost or repair/replace roof.


If they don't have the correct paperwork or don't know when it was done or by who like others have said walkaway. Unless you can reduce price or you really like the property but by the sounds of it you don't.

It's been around for at least the 30+yrs that I've been involved in the building trade.

Any so called 'guarantee' that is linked to it is not going to be worth the paper it is written on.

It is & always has been a SCAM.

People fall for it because it sounds almost plausible to the uninformed.

booksurr

Babbawah wrote: »

It's been around for at least the 30+yrs that I've been involved in the building trade.

Any so called 'guarantee' that is linked to it is not going to be worth the paper it is written on.

It is & always has been a SCAM.

People fall for it because it sounds almost plausible to the uninformed.

can you expand on this. I have had it done to my ex LA 1950's property over 10 years ago. There was no sarking felt fitted under the roof tiles at all. The council (OR previous owner) had, at some point, fitted thin foil lined paper to the whole undersides of the roof, covering over the rafters and all the tiling battens. That material was worn out when I bought the property, there were large rips in it, with wind driven rain penetrating between the tiles and entering the loft space.

the spray foam has cured that problem and also means the tiles can no longer slip off the roof given that they are not all nailed to battens (I Had previously lost one which just missed hitting someone on their head)

I am therefore surprised and alarmed that a survey report is as categorical as the OP's appears to be. If my property is now un-mortgageable simply because of this foam I would like to see something a bit more authoritative on the subject that random posts on MSE

Babbawah

booksurr wrote: »

can you expand on this. I have had it done to my ex LA 1950's property over 10 years ago. There was no sarking felt fitted under the roof tiles at all. The council (OR previous owner) had, at some point, fitted thin foil lined paper to the whole undersides of the roof, covering over the rafters and all the tiling battens. That material was worn out when I bought the property, there were large rips in it, with wind driven rain penetrating between the tiles and entering the loft space.

the spray foam has cured that problem and also means the tiles can no longer slip off the roof given that they are not all nailed to battens (I Had previously lost one which just missed hitting someone on their head)

I am therefore surprised and alarmed that a survey report is as categorical as the OP's appears to be. If my property is now un-mortgageable simply because of this foam I would like to see something a bit more authoritative on the subject that random posts on MSE

The OPs surveyor might be wrong !

The OP has paid for the survey, it is not necessarily nothing to do with a mortgage. A mortgage survey might well be what we call a 'drive by'.

If blasting the underneath of your roof with a foam type substance works for you, then go for it babe.

For the rest of us, it is a very, very bad idea.