Survey notes spray foam roof.

alexandrandb

We’ve just had the results of our survey back and the disappointing news the roof has been insulated with spray foam.

Our surveyor has suggested we request relevant documentation from the seller’s, though I am not sure what reassurance this would provide. Solicitor not willing to provide clear-cut advice as to whether we should proceed.

We love the house but remain wary after researching this online.

Options would be to pull out of sale or look into cost or removal. If removal is an option, does anyone have an idea of how much we are looking at? And whether this would provide assurance to our mortgage lender?

We’re first time buyers and very new to all of this.

Thanks in advance.

TELLIT01

What is the concern about spray foam insulation? It's used widely in National Trust properties, and we had our roof done years ago because our 1930's built house had no felt under the tiles. It was a much simpler, cheaper and more practical option than having all the tiles and battens removed and replaced.


In storms a few years ago, the people in the adjoining semi lost a number of tiles, we lost none.

FreeBear

TELLIT01 wrote: »

What is the concern about spray foam insulation? It's used widely in National Trust properties,

I have grave doubts that National Trust would entertain using spray foam on any roof. The problems the stuff causes is well documented. Aside from the toxic fumes that are produced during application, it burns really well (and gives off even more toxic fumes). The foam also seals moisture in to the roof timbers which leads to rot and major costs in repair. Most roofers loath the stuff as tiles are near on impossible to remove without breaking them, so forget about reusing tiles when repairing the roof.


OP - As a FTB, I would recommend walking away unless you can get a substantial reduction in price that is sufficient to pay for replacing the roof - I'm thinking £20K if new tiles are needed.
If they have had any damp proofing work done, run as fast as you can.

Grenage

I would never buy a house with spray foam insulation in the rafters unless it was substantially cheaper than equivalent homes. Removing the stuff would be a nightmare; if you assume that the roof needs to be replaced, and you still like the house, then crack on.

Jackmydad

As FreeBear said. Walk away unless the price really does include the cost of a new roof. I'd reckon their estimate of £20K is about right, depending on where in the country you are.

Doozergirl

I'd need a new roof paying for.

I would not want a house with spray foam insulation for every reason that Freebear outlines and I too would be astounded if the National Trust was using it, given that they are supposed to be custodians of important architecture. The only result Google brings back for that is this thread.

neilmcl

TELLIT01 wrote: »

What is the concern about spray foam insulation? It's used widely in National Trust properties, and we had our roof done years ago because our 1930's built house had no felt under the tiles. It was a much simpler, cheaper and more practical option than having all the tiles and battens removed and replaced.


In storms a few years ago, the people in the adjoining semi lost a number of tiles, we lost none.

Evidence of that please?

Davesnave

Hope you aren't the people buying a neighbour's house. I've forgotten how many years they've been on the market, but they also have loud dogs next door, so it's it's a toss-up whether the price has tumbled because of that, the foam, or both, but they deserve a break!

Your solicitor isn't a building expert, so you can't expect guidance from that quarter. In a sense you don't need it anyway, because by putting this info on MSE, you can see the sort of reaction people have to it, which should surely be factored into your decision.

I wouldn't necessarily write the property off, nor would I expect betterment in the form of a new roof for free, but I'd have the calculator out. It's the whole package which counts, including how long it's been marketed.

TELLIT01

neilmcl wrote: »

Evidence of that please?

I should have said "was widely used" as I don't know the current situation. We had our roof done over 25 years ago and everything is still fine. I can't remember the names of the NT properties, but they were listed in the brochure at the time.
What I do know is that it is effective as insulation. In winter the snow stays on our roof far longer than on the other half of the semi we live in.

G_M

Why do you want to insulate your attic? Either you

* also have standard insulation on the attic floor, in which case it's duplication. Indeed greatly reduces attic ventilation, or
* there's no floor insulation and you're throwing money away heating your attic,or
* you've converted the attic into a study/living space in which case there's a whole other list of things required for Building Regs compliance.

TELLIT01

G_M wrote: »

Why do you want to insulate your attic?

In my situation, and we are going back 25 years plus, there was some insulation beneath a fully boarded attic floor, and there was no felting under the roof tiles. The options were either to lift all the floor boarding, add more insulation, plus stripping the roof, felting and refitting battens and tiles, or underspray the roof which both sealed the tiles and provided a similar level of insulation to that provided by topping up between the floor joists. Spraying was done in one day with a minimal amount of disturbance, and was far cheaper than effectively re-roofing. At that time it was really a very easy decision.
There is no problem with the level of ventilation in the attic.