Following a recent inspection of a property in St Albans with sprayed foam insulation, we decided to put together the following advice for owners and buyers of properties with this type of insulation installed. The guidance has changed much over the years, and particularly within the last 2 years. This type of insulation has been in use since the 1970s. Spray foam roof insulation is today promoted by the government as one of the energy-efficient home improvements that are VAT-free, as a way of encouraging consumers to invest in energy-efficient measures, and according to the PCA there may be 250,000 homes in the UK with this type of insulation.
When providing advice on sprayed foam insulation, it’s crucial to consider the perspectives and priorities of both property owners and potential buyers. While the core information remains consistent, the emphasis and specific recommendations may differ to address their unique concerns and responsibilities.
Advice to Property Owners
As a property owner, the focus should be on maintaining the integrity and value of the property, ensuring compliance with regulations, and safeguarding the health and well-being of occupants. Upon completion of the sprayed foam installation, it is important that an installation pack has been provided together with an insurance-backed guarantee. The installer should also be a member of a professional body such as The Spray Polyurethane Foam Alliance (SPFA).
1. Inspection and Assessment:
- Regular Inspections: An initial inspection should be carried out by an experienced professional who does not profit from the removal of such materials. Schedule regular inspections to ensure that the roof coverings and sprayed foam insulation are in good condition. Defective roof coverings and the installation of a closed-cell insulation will result in the decay of the roof timbers.
2. Addressing Issues:
- Immediate Action: If any problems are identified, such as moisture entrapment or condensation, take immediate action to remove and replace the insulation according to RICS and PCA guidelines.
- Health and Safety: Prioritize health and safety by ensuring that any improperly installed foam is removed by an appropriate firm.
3. Compliance and Documentation:
- Adhere to Standards: Follow RICS and PCA guidelines to ensure compliance with industry standards and avoid potential legal and financial repercussions.
- Maintain Records: Keep detailed records of inspections, assessments, and remediation efforts. This documentation can be valuable during property transactions and when seeking financing.
- Follow-Up Inspections: Conduct follow-up inspections after remediation to ensure that the new installation meets all required standards.
Advice to Property Buyers
Potential buyers need to be informed and cautious, ensuring that the property they intend to purchase is free from insulation-related issues that could lead to costly repairs and health hazards.
1. Due Diligence:
- Thorough Inspection: Insist on a thorough inspection of the property’s insulation by a qualified surveyor. Ensure that the inspection covers the quality and condition of the sprayed foam insulation.
- Review Documentation: Request and review all relevant documentation related to the insulation, including installation records, previous inspection reports, and any remediation efforts.
- Installation Pack: Ensure any sprayed foam installation comes with an installation pack.
2. Identifying Red Flags:
- Inspection Findings: Pay close attention to the inspection findings. If any issues with the sprayed foam insulation are identified, consider the potential costs and implications of remediation.
- Lender Concerns: Be aware that some lenders may be hesitant to finance properties with sprayed foam insulation due to potential risks. Ensure that the property meets the lender’s criteria to avoid financing complications.
3. Negotiation and Contingency:
- Price Negotiation: Use the inspection findings as leverage to negotiate a better purchase price or to request that the seller address any insulation issues before closing the deal.
- Contingency Clauses: Include contingency clauses in the purchase agreement that allow you to back out of the deal or request repairs if significant insulation problems are discovered.
4. Future Considerations:
- Long-Term Maintenance: Be prepared for the long-term maintenance of the sprayed foam insulation. Regular inspections and adherence to RICS and PCA guidelines are essential to prevent future issues.
- Insurance and Financing: Ensure that your insurance policy covers any potential issues related to sprayed foam insulation and that your lender is aware of and approves the insulation type.
Conclusion
While the core advice on sprayed foam insulation remains consistent, the emphasis shifts depending on whether you’re a property owner or a buyer. Owners should focus on regular maintenance, compliance, and remediation, while buyers need to conduct thorough inspections, consider potential risks, and negotiate terms based on inspection findings. Both parties benefit from understanding the guidelines set by RICS and PCA, ensuring the long-term safety, integrity, and value of the property. A link to the RICS Consumer Guide can be found here: https://www.rics.org/news-insights/rics-release-new-spray-foam-consumer-guide
If you require any further advice or wish to arrange a survey please do not hesitate to contact our St Albans office on 01727 613 088 or at bsullivan@hsa-surveyors.com and we will be pleased to advise further.
Disclaimer
The information provided in this blog is for general informational purposes only and should not be relied upon as legal, financial, or professional advice. While we strive to ensure that the content is accurate and up-to-date, we make no representations or warranties of any kind, express or implied, about the completeness, accuracy, reliability, suitability, or availability with respect to the information, products, services, or related graphics contained in the blog for any purpose. Any reliance you place on such information is therefore strictly at your own risk.
We are not responsible for any errors or omissions in the content of this blog, nor for any loss or damage including without limitation, indirect or consequential loss or damage, or any loss or damage whatsoever arising from loss of data or profits arising out of, or in connection with, the use of this blog.
Links to other websites are provided for your convenience and do not signify our endorsement of such websites. We have no control over the content of those websites and accept no responsibility for them or for any loss or damage that may arise from your use of them.
We cover Hertfordshire, Essex and London any if you require any further advice in this respect please get in touch with Brian Sullivan MRICS FCABE at our London Office on 0203 633 0088 or our St Albans Office on 01727 613 088.
Please consult with a qualified professional before making any decisions based on the information provided in this post.