Key Takeaways
- Every equity-release provider surveyed currently refuses lending on spray-foam properties — this is the toughest segment of the market.
- The barrier is the same as for standard mortgages: surveyors cannot inspect the roof timbers through the foam.
- Independent PCA-protocol inspection is the right first step — before any decisions are made.
- Removal followed by an RICS-verified certificate restores equity-release eligibility.
- Beware of unsolicited approaches and high-pressure removal sales tactics. Independent advice is always your right.
Why Equity Release Is Especially Affected
Equity release — whether a lifetime mortgage or a home reversion plan — is a long-term financial product. Providers typically lend for decades, often until the property is sold following the death or move to care of the last surviving homeowner. They carry significant long-term risk on the property.
Because equity-release providers take such a long view, they apply stringent structural criteria — and the inability to inspect roof timbers is a fundamental barrier. Research by the Homeowners Alliance, widely reported by the BBC, found that all equity-release providers surveyed refused to lend on spray-foam properties. This is a blanket position, not a case-by-case consideration.
The Equity Release Council — the trade body for the sector — has not changed this position. As of June 2026, there are no equity-release products available on spray-foam properties without first resolving the foam issue.
What Equity-Release Providers Require
To become eligible for equity release, a spray-foam-affected property must be brought to a condition where:
- The roof timbers can be fully and adequately inspected by a surveyor
- Any foam residue or associated timber damage is remedied
- The roof structure can be certified as sound by an independent RICS surveyor
In practical terms, this means professional removal of the foam followed by an independent RICS-verified certificate. A PCA-protocol inspection report — which may satisfy some standard mortgage lenders in low-risk cases — is unlikely to be sufficient for an equity-release provider. Full removal and certification is the reliable route.
Your Options
Option 1: Independent PCA-Protocol Inspection (First Step)
Before committing to anything, commission an inspection from a PCA-registered surveyor. This tells you objectively what foam is present, what type it is, whether it has been correctly installed, and what the condition of the timber is beneath it. It is not a removal commitment; it is information.
This is particularly important because some older homeowners have been approached by removal companies who overstate the urgency or understate the cost of alternatives. An independent inspection — by someone with no removal contract to sell — gives you a basis for an informed decision.
Option 2: Professional Removal and RICS Certificate
If your goal is equity release, and the inspection confirms that removal is the route, commission removal from a reputable, insured specialist firm. Critically, the completion of removal must be documented by an independent RICS-verified certificate — not a self-issued certificate from the removal company.
Once that certificate is in place, you can approach equity-release providers. Most will treat your property as standard, and independent financial advice from a qualified equity-release adviser can help you identify the right product.
Option 3: Explore Other Options While Planning
If equity release is not immediately urgent, it may be worth taking time to:
– Obtain an independent inspection to understand exactly what you’re dealing with
– Seek independent financial advice on whether equity release is genuinely the right option for your circumstances
– Contact Citizens Advice or Age UK if you have concerns about pressure selling or financial decisions
Equity release is a significant, long-term commitment. There is no need to make rapid decisions.
Avoiding Pressure and Scams
The Homeowners Alliance has specifically warned about unscrupulous firms operating in this space. Older homeowners — particularly those who received foam under a government scheme and may feel they were mis-sold it — are sometimes targeted by:
- Cold callers claiming urgency around the foam
- Removal companies quoting without an independent inspection
- Advisers recommending equity release alongside removal as a packaged “solution”
You have the right to:
– Take your time
– Seek a second opinion
– Choose your own removal company
– Consult an independent financial adviser separately from any removal firm
No reputable removal company will demand a large upfront deposit or pressure you to sign immediately.
Where to Get Support
For financial decisions: Consult a qualified, regulated equity-release adviser. The Equity Release Council website (equityreleasecouncil.com) lists qualified advisers. MoneyHelper (moneyhelper.org.uk) offers free, impartial guidance.
For concerns about mis-selling: Citizens Advice (citizensadvice.org.uk) and Age UK (ageuk.org.uk) can provide guidance and support.
For the inspection and removal process: Start with an independent PCA-registered surveyor, separate from any removal firm.
The Bottom Line
Equity release and spray foam are currently incompatible — but that is not a permanent state. An independent inspection followed, if necessary, by professional removal and RICS certification is a clear, honest path to restoring your options.
What matters most is that you take that path at your own pace, with independent advice at each stage, and without pressure from anyone with a commercial interest in the outcome.
Book an independent spray foam inspection — no pressure, no commitment, no upsell.
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 · How to choose a spray foam removal company