Case Studies

Client: Residential Client – North Walbottle

Services: Level 3 Survey / Specific Defect

Alterations to properties, particularly older properties such as this, need to be diligently considered. Inappropriate measures to improve or preserve such properties can have detrimental affects, particularly where such properties may not be designed to accept all forms of improvement. For this reason, the presence of spray foam needs to be carefully considered.

When inspecting roof voids where spray foam has implemented, the Royal Institution of Chartered Surveyors (RICS) are correct to highlighted that problems may be hidden. Water ingress through the roof covering could remain hidden, resulting in rotten roof timbers, of which may not be noticed until the damage is extensive and significant.

Furthermore, the Home Owners Alliance currently concur with RICS in that poor installation can result in uncontrolled condensation and subsequent dampness related issues, which will also have a detrimental affect on roof timbers. The presence of spray foam insulation can significantly restrict ventilation altogether if improperly installed, further increasing the likelihood of moisture damage.

Both parties also highlight similar ventilation and condensation issues can arise if the incorrect type of spray foam insulation is incorporated. Poorly considered products can add additional stresses to roof timbers or may not be suitable for insulation improvement at all.

The Property Care Association highlight that the presence of such spray foam insulation can add further pressure to owners looking to sell or refinance a property. Such high street lenders as Nationwide (at the time of writing) represent this by adopting a policy where should spray foam insulation be present to the rafters of a property, a property will initially be declined for lending by a valuer.

However, the use of such products can be adopted, as long as the appropriate precautions, surveys, installation and products are considered and works undertaken by a competent professional. Nationwide do consider lending on properties where spray foam is present if:

• A full pre-survey suitability report is undertaken.
• A condensation risk assessment is undertaken.
• Evidence of BBA certification is provided.
• Any warranty/guarantee for the product and workmanship for the installation is transferable to a prospective purchaser.

Or

• A building surveyor undertakes an invasive inspection to report on the integrity of the roof and any works identified are undertaken.

We recommend that the use or presence of spray foam insulation should be considered carefully:

• Assess the condition of the property.
• Assess the suitability of the property to accept spray foam insulation.
• Consider the whole property, not such an isolated area.
• Assess the ventilation and condensation implications within a roof void.
• Assess the suitability of the product being installed.
• Consider the use of the building.
• Consider planning and building regulation implications.
• Consider implications on current finance and future lending.
• Consider the implications on insurances.
• Consider who is employed to undertake the installation.

Where insulation is already installed, particularly as a retrofit, we strongly recommend advice is sought in advance of purchase.

Under the correct, specifc circumstances, spray foam insulation can improve the thermal performance of a property, reduce energy use and save on your energy bills. However, when the insulation is not suitable, implications upon the value of your property are possible.

If you have any questions relating to spray foam insulation, building surveys, or heritage properties, we would be happy to discuss how we are able to assist you having the confidence that your purchase or project is the right one.

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For further information on this or other services please contact one of our experts on 0191 500 9789.