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

Spray foam insulation (also called polyurethane foam or PU foam) was installed in many homes as an energy efficiency measure. While it can improve insulation, it has become associated with significant problems, particularly in older properties. Here we cover the issues, your rights as a tenant, and what to do if your rented home has spray foam insulation.

What is spray foam insulation?

Spray foam insulation is applied as a liquid that expands and hardens in place. It is most commonly installed in loft spaces to insulate the roof structure. There are two main types:

• Open-cell foam, softer and more flexible, allows some moisture movement
• Closed-cell foam, rigid and denser, forms a more complete barrier

Both types have been the subject of concern, particularly when installed in older properties with traditional timber roof structures.

What problems can spray foam cause?

Roof structure problems: closed-cell spray foam bonds tightly to roof timbers. This can prevent timbers from breathing naturally, trapping moisture and potentially causing rot. It also makes it difficult or impossible to inspect the condition of the timbers, as the foam covers them. If the timbers deteriorate underneath the foam, this can be expensive to identify and repair.

Difficulty with mortgage and remortgage: spray foam insulation has made many properties difficult or impossible to mortgage, as surveyors and lenders are concerned about hidden damage and the cost of removal. For a tenant, this is less immediately relevant, but it means the landlord may have difficulty selling or refinancing the property.

Removal costs: if spray foam needs to be removed, for example, because of timber problems or because the landlord is selling, removal is complex, damaging to the roof structure, and expensive.

Disruption: if removal or repair is needed while you are living in the property, there may be significant disruption and possible displacement.

Is your landlord responsible for problems caused by spray foam?

If spray foam was installed by or with the knowledge of your landlord and it has caused structural problems, for example, rotting roof timbers or inadequate ventilation that is leading to damp, the landlord is responsible for addressing these as part of 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 problems (water ingress, damp patches in ceilings, water staining), report them to the landlord in writing and keep a copy. The landlord must investigate and carry out necessary repairs.

What if the spray foam was installed without your knowledge?

If a landlord has spray foam installed in a property during your tenancy without giving you adequate notice, or in a way that causes you disruption, they may be in breach of their obligations. Works that require substantial disruption or that affect your ability to use the property should be discussed with you in advance.

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

1. Look for signs: water staining, mould, damp patches in ceilings or upper rooms, particularly 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. Consider asking an independent surveyor to inspect the loft and roof if the landlord is unresponsive and the signs are significant

When should I contact Support for Tenants?

We handle housing disrepair claims. If your home has structural problems, including problems related to spray foam insulation, that your landlord has failed to address, we can advise on your options.

Call us on 0800 030 4669. No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. If you don't win, you pay nothing.

Sources

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

Related articles

• How to report disrepair to your landlord