Homebuyers report came back with 'spray foam insulation issue'

willywee1234

Hi guys. I know this question has probably been asked lots but I am a first time buyer so forgive me. Just had the home buyers report back for the house I want to purchase and in the report it says that the roof has foam sprayed insulation. Quote below

'The main roof space was entered through a hatch in the landing ceiling. The roof is formed with timber rafters. The roof space is insulated with foam coating which has been sprayed on the underside of the roof. The roof space is partially floored with boards which are loose in places. Foam is often applied under roof coverings as a coating to improve the weather-tightness of the coverings and also provide some insulation. It is a short term solution and it can increase the risk damp and decay of the roof timbers. You should budget for replacing the roof covering in the future. Until it is replaced, the roof should be monitored regularly for any further disrepair. The presence of sprayed foam can affect value as some lenders may restrict mortgage finance when it has been used. This affects the saleability and mortgagebility of the property. This could lead to further disrepair'

As far as i understand I would need to have the whole roof redone? Is that right?

What is my best course of action now. Pull out completely? Get a proffesional in to cost up? Reduce price?

robatwork

You've already outlined your courses of action - you're right to be concerned. I pulled out of a purchase completely due to this - the seller didn't want to negotiate based on my dislike of this stuff and desire to replace the roof.

Get a roofer in to price up a new roof, and then perhaps meet them halfway on it depending on how good a deal you already think you have.

willywee1234

robatwork said:

You've already outlined your courses of action - you're right to be concerned. I pulled out of a purchase completely due to this - the seller didn't want to negotiate based on my dislike of this stuff and desire to replace the roof.

Get a roofer in to price up a new roof, and then perhaps meet them halfway on it depending on how good a deal you already think you have.

So I am right in thinking that this basically means i wouls need the roof replaced?

mabbit

The companies that perform spray foam insulation should be obliged to warn customers with a text similar to the op's post.

greatcrested

Is the roof otherwise in good condition? Is the property priced  appropriately for one with a sound roof?

If yes and yes the seller is unlikely to want to agree to a drop in price based on this.

If that's the case, walk away.

917700

I read many similar post in FB. You won’t get the mortgage for this property unless the roof is completely replaced (timber and covering)

Robby1988

Spray foam insulation on the underside of roof coverings is bad news in the long term, you don't want it & the surveyor is absolutely correct to raise the issue.

If I loved the house enough otherwise, I would want a new roof. Get a quote for one & if the vendor won't give you the money off, walk. 

FreeBear

willywee1234 said: It is a short term solution and it can increase the risk damp and decay of the roof timbers. You should budget for replacing the roof covering in the future. Until it is replaced, the roof should be monitored regularly for any further disrepair.

Problem is, you can not monitor some of the timbers (battens for example), as they will be buried in foam. The tiles will be firmly stuck down, so you will have great difficulty in lifting them to see what is happening. The only indication you will get is sagging of the tiles once the battens have rotted to the point where they can no longer support the weight of the tiles. By this time, rot may well have started eating through the trusses.

Reroofing is the only option, and it is highly unlikely any of the original tiles can be reused - That is going to bump up the cost, and if the trusses need replacing, even more expense.

One of two options - Run away very, very fast. Or negotiate a substantial discount to cover the cost of replacing the entire roof. (assuming you can get a mortgage on the property).

vincit_veritas

My daughter just viewed a bungalow with this insulation and we certainly weren't aware of the mortgage issues until we started to investigate. Long story short, more and more mortgage lenders are giving a flat refusal to lend on properties with spray foam insulation on the roof.

We got a ballpark quote for a new roof (100sq m footprint) which was to allow 5000 for the scaffolding and waterproof cover and 15,000 for the removal and replacement of the tiles, felt, batons and insulation. 

BTW. negotiating a discount doesn't help if you need a mortgage, you wont be able to complete the purchase with a mortgage until the new roof is in place so leaves you with something of a catch-22. 

eve824

We had spray foam insulation on our old house (not put in by us I might add) - didn't cause us nor our buyers a problem re mortgaging, had two homebuyers surveys (one when we moved in & one when we left). Either it was a different type of insulation to what is being discussed here or several professionals seriously missed something.

AdrianC

eve824 said:

We had spray foam insulation on our old house (not put in by us I might add) - didn't cause us nor our buyers a problem re mortgaging, had two homebuyers surveys (one when we moved in & one when we left). Either it was a different type of insulation to what is being discussed here or several professionals seriously missed something.

Or attitudes have changed since.