Spray insulation foam loses sale

MickeyDaMouse

I've seen posts on here and across the internet about insulation spray on foam and the problem it can cause. Well it seems it's lost me my home.

I'd found a home I loved. It ticked every box for me. Searches done, solicitor work almost all done, mortgage approved subject to survey. I'd spent about £1,000 so far and things were all looking great.

The survey came back with a report of spray insulation foam in the attic and stated that most lenders don't like this stuff. Not only did it instantly knock £10,000 off the value of the house I was buying but the lender has also said it will not allow the mortgage to go ahead unless the seller can provide a long term guarantee for the spray insulation.

The seller won't knock the full £10,000 off the price and wants me to pay extra cash myself for what the mortgage won't cover.

The seller and the estate agent were both surprised at this. They thought they spray insulation was good stuff but it seems they're alone on this view with a heck of a lot of people out there stating to avoid it like the plague. I've even seen some people advise not to buy a house with it installed.

I did not know this stuff was here when I started the process. I'm gutted I've already put £1,000 in to this process that I now stand to lose.

I'm in two minds about the house. If the seller met my request and knocked £10,000 off the price and produced the guarantee I'd go ahead. But presently they're only prepared to knock off £7,000 which means I have to find another £3,000 for the house on top of a large deposit.

£3,000 doesn't sound too bad but considering I may have to replace the roof at some point at an increased expense because of this foam I'm not sure I should go ahead.

The agent seems to think that although anyone spotting this stuff will have the same issue, not everyone will have a decent ebough survey to spot it. I was under the impression they now have to declare this stuff under law to any potential future buyer as they're now aware of it as a problem but it appears they may not intend to do so.

I'm genuinely gutted. Not only do I look like I may lose the house I really loved I'm also looking very likely to be £1,000 out of pocket too. I've done everything right. I've been very quick with every request and flown through my side of the deal not being in a chain and having all my documents and everything ready to go. I know this happens sometimes but it's gutting.

I'm waiting to see if the seller has a gaurantee they can produce for the roof and if they'll consider the full £10,000 drop in price. I suspect a new roof with this stuff will easily cost me that in the not too distant future if I do go ahead with the house.

Davesnave

That stuff is a bodger's job, no mistake.

The lady next door to me couldn't have solar panels on her 'best' roof because of the foam, probably sprayed-on to alleviate the problems of slipping tiles, judging by the condition of the exterior. So a quick fix came back and bit her on the bum.

It may have been called 'insulation,' but often it's a 'solution' peddled by salespersons who have no qualifications or experience in building. How much do you expect a guarantee from companies like that to be worth? The company may well have ceased trading, at least under the same name. They come and go like ships in the night. There is a good reasoin why lenders are cautious!

You've not lost £1k; you have been saved a considerable amount for replacing a roof that's seen better days. That is the reality that the vendor must come to terms with. He may hope for a mug to come along, but if he wants to be sure of selling, he should factor the replacement of the roof into his pricing.

MickeyDaMouse

The house I'm looking to buy is owned by a builder. The vendor was surprised when I said the lender saw the foam as a negative. And I'm really surprised the estate agent didn't even know what the product was.

I've not read a positive write up of this stuff yet and I've spent a good while looking it up on the internet.

Chanes

Looks like I had a lucky escape a few years ago, we had an old terrace and I saw the adverts explaining how it sealed the roof and such...it looked like a good idea! But we sold and moved before the idea took root!

Edit: If the sale falls through, and as has been said, don't look at it as losing 1,000 look at it as saving you 5,000-10,0000 for a new roof!

kinger101

It seems they're not willing to negotiate (and neither are lenders) so the only conclusion is to walk away. I'd be finding out if a sale had collapsed before, and whether this related to a survey issue.

kinger101

MickeyDaMouse wrote: »

The house I'm looking to buy is owned by a builder. The vendor was surprised when I said the lender saw the foam as a negative. And I'm really surprised the estate agent didn't even know what the product was.

I've not read a positive write up of this stuff yet and I've spent a good while looking it up on the internet.

A short summary would be foam = sponge = wet = ruined timbers = complete new roof (+tiles which have also been ruined by foam).

3mph

Buildingspec - I think the OP is referring to where the foam is sprayed onto the underneath of the roof and not where it is sprayed into the loft void.

Davesnave

Buildingspec wrote: »

I have to say most of the comments I read are the poster’s ‘thoughts’ or a gaggle of mis information gleaned from the net.

My neighbour's experience wasn't 'gleaned from the net.'

I also wonder if you are just here to give a puff to the company you mention. Why else drag up a year old thread which was peacefully resting in MSE's vaults?

I'm not even sure we're discussing the same thing.

teneighty

Rather surprising that you were so excited by this company that you felt the need to join this forum and in your one and only post dig up a long dead thread to extol their virtues.

Having a quick read of the BBA certificates for the Open Cell spray foam you recommend is only certified for timber frame external cavity walls, not roofs.

The certified product for roofs is Closed Cell and if sprayed to underside of rafters should only be applied to a breathable membrane so making it inappropriate for the vast majority of refurb applications.

Why am I getting a whiff of processed pork products?

Those mods are good, he was gone before I finished typing.

Asl77c

I!!!8217;d give them a take it or leave it offer. This will be highlighted by any surveyor and mortgage lender going forward so either get the money off you are comfortable with or walk sassy.

Asl77c

Can!!!8217;t edit my post. Was meant to say walk away not walk sassy. Stupid autocorrect.