Key Takeaways
- TSB will not offer new mortgages on spray-foam properties under its standard criteria (as of June 2026).
- Existing TSB customers may be considered case-by-case in some circumstances — verify current policy.
- The underlying reason is the same across all lenders: surveyors cannot inspect the roof timber through the foam.
- If TSB has declined you, a specialist broker can identify which lenders are more flexible.
- Removal plus an independent RICS-verified certificate is the most reliable route to satisfying most lenders.
TSB’s Position (as of June 2026)
TSB is among the lenders most widely named in industry coverage as taking a firm line on spray foam. The bank’s standard position — as reported by the Homeowners Alliance (HOA) and covered by the BBC — is that new mortgage lending on properties with spray foam insulation on roof timbers is not available.
For existing TSB customers — for instance, those already holding a TSB mortgage who are seeking a product transfer or further advance — the bank may consider applications on a case-by-case basis. However, this is not a guaranteed route, and the outcome depends on the specific circumstances and TSB’s internal assessment at the time.
Important: Lender policies can and do change. This article reflects information available as of June 2026. Before making any decision, verify TSB’s current criteria directly with a TSB mortgage adviser or through a regulated specialist mortgage broker. This article is for general information only and does not constitute financial advice.
What It Means for Buyers and Sellers
If you are buying a property and applying to TSB for a mortgage, a spray-foam-affected roof will almost certainly result in a decline or retention until the issue is resolved. TSB’s surveyor will flag the foam in their report, and the bank will follow its lending criteria.
If you are selling a property with spray foam, a buyer relying on a TSB mortgage will face difficulties. This shrinks your pool of potential buyers and creates uncertainty at the point of sale. Providing a PCA-protocol inspection report — or better still, a removal and RICS certificate — makes your property accessible to TSB borrowers and most other mortgage applicants.
If you are a remortgager currently with TSB and looking to switch deals, speak to a broker who understands the landscape. You may be able to stay on a TSB product transfer if you are an existing customer, or you may need to consider removal before switching to a new lender.
Why TSB Takes This View
TSB’s position is not unusual — it reflects the industry-wide surveyor access problem. When a TSB-instructed surveyor visits the property, they cannot assess the condition of the roof timbers beneath the foam. That inability to verify the structural integrity of the lender’s security creates an unquantifiable risk that TSB’s lending criteria do not permit.
Lenders in TSB’s position are also mindful of the sector’s wider experience with grant-era spray foam installs: many were applied without proper ventilation consideration, and some have led to documented moisture and rot damage that emerged only after the foam was removed. The blanket approach reflects caution born of that experience.
What to Do if TSB Has Declined You
A TSB decline is not the end of the road. Here is a practical path forward:
1. Commission an independent PCA-protocol inspection. A surveyor on the PCA Spray Foam Inspection register will assess your roof objectively. If the result is low-risk, some lenders — though not TSB — may proceed without removal.
2. Speak to a specialist mortgage broker. A broker with experience in spray-foam properties knows which lenders are currently most flexible and how to frame your application. Do not approach multiple lenders directly — each hard credit search can affect your credit file.
3. Consider professional removal and certification. If your priority is accessing the widest possible market — including TSB — professional removal followed by an independent RICS-verified certificate is the dependable solution. Most mainstream lenders, including those currently refusing, will treat your property as standard once a certificate is in place.
The Bottom Line
TSB’s approach to spray foam is firm but is not unique — it reflects the position of most mainstream lenders. A decline from TSB does not mean your property is unmortgageable: an inspection, a specialist broker, or removal and certification will open up lenders who can proceed.
Book a spray foam inspection to understand your options, or request a removal quote if you are ready to move forward.
This is general information, not financial advice — please consult a qualified mortgage broker about your circumstances.
Related reading: Why do mortgage lenders reject spray foam? · Mortgage declined due to spray foam? Your next steps · Halifax spray foam mortgage policy