Would you buy a house that had previously had spray foam insulation?

Hmaz_2

ReadySteadyPop said:

tetrarch said:

The answer to your question may not even be in your hands. Many lenders consider spray-foam insulation an absolute red line

It can be removed - my main question would be how long has it been done? i.e. how much damage has already been caused

That said, these very liabilities will also give you the opportunity to negotiate a lower price

Regards

Tet

Yes, definitely get a lower price, but also bear in mind the point about re-sale value/re-sale difficulty.

Resale is absolutely a concern for me, I don't want to find I'm stuck with a house I can't sell if for any reason I need to move.

I was thinking that if I decide to go ahead, subject to it being removed at the sellers expense, survey being ok and lender being happy then I would still ideally be looking for a reduction in price due to the risk with it.

I'm viewing another property tomorrow which could be suitable instead. 

ReadySteadyPop

Hmaz_2 said:

ReadySteadyPop said:

tetrarch said:

The answer to your question may not even be in your hands. Many lenders consider spray-foam insulation an absolute red line

It can be removed - my main question would be how long has it been done? i.e. how much damage has already been caused

That said, these very liabilities will also give you the opportunity to negotiate a lower price

Regards

Tet

Yes, definitely get a lower price, but also bear in mind the point about re-sale value/re-sale difficulty.

Resale is absolutely a concern for me, I don't want to find I'm stuck with a house I can't sell if for any reason I need to move.

I was thinking that if I decide to go ahead, subject to it being removed at the sellers expense, survey being ok and lender being happy then I would still ideally be looking for a reduction in price due to the risk with it.

I'm viewing another property tomorrow which could be suitable instead. 

In that case definitely go with another property IMO.

Hmaz_2

I still haven't made a decision either way.  I haven't found an alternative property to buy unfortunately, I've viewed a few but none of them would have been particularly suitable. 

The work to remove the insulation is underway, I drove past the other day and there was scaffolding up, half the roof tiles off and a giant skip on the drive. Once complete I should be provided with a report of the works done, details of condition of roof etc and if I decide to then go ahead I would need to get a full survey (I've spoken to a few local RICS surveyors about it and they weren't particularly negative about it.  I will see what the report says & await the certification relating to the removal and then decide whether to get a survey with the aim of buying or to cut my losses and withdraw.  In the meantime I'm going to keep viewing any properties that come up which might be suitable. 

ReadySteadyPop

Hmaz_2 said:

I still haven't made a decision either way.  I haven't found an alternative property to buy unfortunately, I've viewed a few but none of them would have been particularly suitable. 

The work to remove the insulation is underway, I drove past the other day and there was scaffolding up, half the roof tiles off and a giant skip on the drive. Once complete I should be provided with a report of the works done, details of condition of roof etc and if I decide to then go ahead I would need to get a full survey (I've spoken to a few local RICS surveyors about it and they weren't particularly negative about it.  I will see what the report says & await the certification relating to the removal and then decide whether to get a survey with the aim of buying or to cut my losses and withdraw.  In the meantime I'm going to keep viewing any properties that come up which might be suitable. 

Good luck.

WIAWSNB

So, you'll be considering buying a house with a brand new roof?
Cooool.

ian1246

Hmaz_2 said:

I still haven't made a decision either way.  I haven't found an alternative property to buy unfortunately, I've viewed a few but none of them would have been particularly suitable. 

The work to remove the insulation is underway, I drove past the other day and there was scaffolding up, half the roof tiles off and a giant skip on the drive. Once complete I should be provided with a report of the works done, details of condition of roof etc and if I decide to then go ahead I would need to get a full survey (I've spoken to a few local RICS surveyors about it and they weren't particularly negative about it.  I will see what the report says & await the certification relating to the removal and then decide whether to get a survey with the aim of buying or to cut my losses and withdraw.  In the meantime I'm going to keep viewing any properties that come up which might be suitable. 

That actually sounds really positive. If they are literally stripping the roof of tiles, it sounds like they are genuinely doing a thorough job of getting rid off the spray foam- including between the tiles.

It also means whoever doing it will have the opportunity to properly inspect the structural timbers - and if the tiles have been removed, that means new batons being installed for the tiles.

I wonder if they are replacing the felt also?

As another poster has commented, it sounds like your essentially getting a new roof - the cost to replace any rotten timbers will likely be insignificant compared to the overall cost if they are going to the point of literally stripping the roof back to timber (a lot of less thorough companies would remove the insulation from the inside - likely a far cheaper and less satisfactory process than what the current owner is doing).

I would absolutely view this development as very positive - especially with the speed they are addressing this issue.

I would even be tempted to be cheeky and knock the door whilst the tiles are off and ask if you can pop up the ladder onto the scaffolding to have a look at the timbers - take a screw driver and push it into them - you'll soon see if they are rotten or not.

Hmaz_2

Yes that's what I thought ian1246.  I was initially worried thay they would be doing a bit of a bodge job at removing it but seeing them having half of the roof off I'm now feeling a lot happier about it all and am hopeful the work will have been done properly and it won't be too much of an issue.  I just need to wait for the report now and then if everything seems OK i'll get a survey done. 

WIAWSNB

Can you see who the roofing co is?

Assuming it's a credible company, they won't just recover a roof which has dodgy timbers - it isn't in their interest in any case. And, yes, it'll be newly felted and battened, 'cos all the old stuff has been foamed... 

Doesn't this actually need Building Control oversight as well? That would give added assurance.

Bottom line - the owners would be nuts to try and cut corners on this, as it's going to cost them a fair bit regardless. So best make sure it's 100% proper - and make it an asset.

(Let's hope they don't remarket the property...) 

Hmaz_2

WIAWSNB said:

Can you see who the roofing co is?

Assuming it's a credible company, they won't just recover a roof which has dodgy timbers - it isn't in their interest in any case. And, yes, it'll be newly felted and battened, 'cos all the old stuff has been foamed... 

Doesn't this actually need Building Control oversight as well? That would give added assurance.

Bottom line - the owners would be nuts to try and cut corners on this, as it's going to cost them a fair bit regardless. So best make sure it's 100% proper - and make it an asset.

(Let's hope they don't remarket the property...) 

I don't know who the roofing company is yet, but the estate agent has said a report of the work will be sent on to me as soon as it is available. 

I was wondering about buildings regulations approval for it, from what I can tell it depends on the extant of the work whether or not approval was needed.  I definitely want to make sure it has all the correct approvals if they are needed.

I don't think the seller is likely to remarket as the agent has said the seller is happy for the solicitors to begin work now the insulation has been removed.  Obviously I won't be instructing a solicitor yet until I know exactly what work has been carried out et! 

FreeBear

WIAWSNB said: Doesn't this actually need Building Control oversight as well? That would give added assurance.

If 25% or more of the roof has been stripped (even if they are reusing the old tiles), Building Control should be notified. They will probably require loft insulation to be put down to a depth of 300mm between/over the ceiling joists. Some roofers can self certify the work, so BC may not need to be involved.

Should point out that a recent change in legislation, councils now have up to 10 years to pursue any planning or building regulation breaches. The scale of penalties has also increased, so it is worth getting things done properly from the outset.