Spray foam insulation in rented homes: what tenants need to know

Spray foam insulation (also called polyurethane foam or PU foam) was put into many homes to save energy. It can insulate well, but it has become linked to real problems, especially in older properties. Here are the issues, your rights as a tenant, and what to do if your rented home has it.

What is spray foam insulation?

Spray foam goes on as a liquid, then expands and hardens in place. It is usually installed in the loft, against the roof. There are two main types:

• Open-cell foam: softer and more flexible, lets some moisture move through
• Closed-cell foam: rigid and denser, forms a more complete barrier

Both types have raised concern, especially in older homes with traditional timber roofs.

What problems can spray foam cause?

Roof problems. Closed-cell foam bonds tightly to the roof timbers. That can stop the timbers breathing, trap moisture, and cause rot. It also hides the timbers, so no one can inspect their condition. If the wood is rotting under the foam, finding and fixing it is expensive.

Mortgage problems. Many lenders will not mortgage or remortgage a home with spray foam, because of the hidden-damage risk and the cost of removal. That matters less to you day to day, but it means your landlord may struggle to sell or refinance.

Removal costs. If the foam has to come out, because of timber damage or a sale, removal is complex, hard on the roof, and expensive.

Disruption. If removal or repair happens while you live there, expect real disruption, and possibly having to move out for a time.

Is your landlord responsible for problems caused by spray foam?

If the landlord installed the foam, or knew about it, and it has caused structural problems, like rotting roof timbers or damp from blocked ventilation, the landlord must deal with them. That falls under their duty to keep the structure in repair under Section 11 of the Landlord and Tenant Act 1985.

If you can see signs of roof trouble, like water coming in, damp patches on ceilings, or staining, report them to the landlord in writing and keep a copy. The landlord must investigate and do the repairs needed.

What if the spray foam was installed without your knowledge?

If a landlord has spray foam installed during your tenancy without proper notice, or in a way that disrupts your life, they may be in breach of their obligations. Work that causes real disruption, or affects how you can use your home, should be discussed with you first.

What should I do if I think spray foam is causing problems?

1. Look for the signs: water staining, mould, damp patches on ceilings or in upstairs rooms, especially after rain
2. Report any concerns to the landlord in writing
3. If the landlord does not investigate, contact the council's environmental health service
4. If the landlord will not act and the signs are serious, consider getting an independent surveyor to inspect the loft and roof

Free ways to get help with spray foam

Spray foam insulation is a survey and lending matter rather than a housing disrepair claim, so it is not something we take on. These free routes are a good first step:

• If you rent, report any damage or damp linked to the insulation to your landlord in writing and keep a copy.
• Get an independent survey of the loft and roof from a qualified surveyor before any work is done or removed.
• For free, independent advice on your options, contact Citizens Advice.

Sources

• Section 11, Landlord and Tenant Act 1985 (legislation.gov.uk)
• Homes (Fitness for Human Habitation) Act 2018 (legislation.gov.uk)

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• How to report disrepair to your landlord