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

Hmaz_2

FreeBear said:

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.

Thank you that's really useful to know.  I will definitely make sure they have all the relevant permission/approval of the work

stuart45

Looking at the pictures of your roof, there aren't that many tiles to replace.
The rule for Building regs is 25% of the total building envelope, or 50% of the roof.

Albermarle

david29dpo said:

youth_leader said:

Personally, in addition to the spray foam issue, I wouldn't buy this property because of the flat roof.  I bought this bungalow with a flat roof over the extension and six months after moving in Storm Arwen blew the flat roof off. The vendor told me the roof had been newly replaced in 2019 - she hadn't realised he was a cowboy.  He'd only nailed it down with short nails, not screwed it down with screws.   Other people lost a few tiles, I had a miserable Christmas and New year with saucepans with the ceiling finally coming in, for months.
.  

I would be more worried about the flat roof, lenders are as well.

I am not sure lenders are that bothered, although they all have different policies on many matters.
However for sure house insurers are bothered, and if more than 50% of the roof is flat, many will not insure you, and you have to pay a hefty premium for the few that will. 

Albermarle

WIAWSNB said:

FreeBear said:

Any idea when that dormer was constructed ?

Quite possible that it is very poorly insulated. So budgeting to strip out the walls & ceiling to stuff both with insulation would be prudent.

Indeed. And the flat roof does look quite thin by current reg standards.

The good news is that adding extra insulation should be very straight forward to do. 

Just reading through this thread for the first time, and I have a question where the answer could help me and the OP.

Is it really that easy to add extra insulation to an older dormer? Can you explain the best way ? Thanks.

ReadySteadyPop

ian1246 said:

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.

Not sure you will be allowed to climb the scaffolding?

expertsupport

It’s completely understandable to feel nervous. Spray foam in a loft can sound alarming if you’re not familiar with it.

Once it’s professionally removed and a survey does not flag any damage, the risks are usually much lower. Most problems come from trapped moisture over time, so if the timbers and roof felt look sound after removal, that is a good sign. There is always a small chance of hidden issues, but an independent survey should pick up on anything serious.

For resale, most buyers just want confirmation that it was removed properly and that there is a certificate showing the work was done to the highest of standards. Using a company that provides completion certificates and guarantees can give peace of mind and help future buyers feel confident.

If the survey comes back clean and the removal is done properly, it is generally safe to go ahead without worrying about hidden rot or long-term problems.

theartfullodger

If the price was right, obviously. Always true of property purchases.

WIAWSNB

https://forums.moneysavingexpert.com/discussion/comment/81535484#Comment_81535484

Sorry, Albe - just seen this.

If you want to insulate a ceiling that it isn't easy to just add 'loft' insulation to the top, then you simply screw insulated plasterboard to the undersurface.

You can get plasterboard screws (bugle-headed) in much longer lengths for this.

Locate the timber joists, and then it's as simple as normal plasterboarding - easier even 'cos the sheets are more rigid.

It'll be super-effective, the most effective way, and any amount will be transformative, even just one inch, but add more if you can, bearing in mind reduced ceiling height.

I'd run a wee bead of foam along all joints and butts - just on the foam layer.

Tape and fill, or fully skim - your call.