Costs per metre, the difference between full replacement and capping over, and why the eaves are worth more attention than their appearance suggests.
Full replacement of fascias and soffits in uPVC on a three bedroom semi, front and back, generally costs £1,400 to £2,600 including new guttering. A detached property with longer runs, bargeboards and a two storey rear elevation is more often £2,600 to £4,500.
Priced per metre, full replacement usually works out around £55 to £95 per metre for fascia and soffit together, with access and the amount of rotten timber behind the boards being the main variables.
Capping over versus full replacement
Capping means fixing a uPVC cover board over the existing timber fascia. It is quicker and cheaper, and it is only acceptable where the timber behind is genuinely sound and dry.
Nailed over wet or rotten timber, capping traps the moisture and hides the decay while it continues. If a quote is markedly cheaper than others, check whether it is capping rather than replacing, because they are different jobs with different lifespans.
What sits behind the boards
The fascia carries the gutter and supports the bottom of the roof covering, and the soffit closes the eaves and usually carries the ventilation into the loft. Rafter feet, the wall plate and the tail of the underlay all meet at that point.
That is why we open up and look rather than quoting from the pavement. Soft rafter ends and an underlay discharging behind the gutter are both common and both need dealing with before new boards go on.
Ventilation you should insist on
New soffits should include continuous vent strip or individual vents giving the equivalent of a 10mm continuous gap at the eaves on most roofs, or 25mm on a shallow pitch. Solid replacement boards with no ventilation are one of the more common causes of a loft that starts sweating a year after the work.
Our loft condensation guide explains the symptoms if you have already had solid boards fitted and the loft is now damp.
Timber, uPVC and period properties
uPVC in white, black, grey or woodgrain is maintenance free and suits most modern housing. Painted timber remains the right answer on many period and conservation area properties in Oxford, Witney and the Cotswold villages, and it needs repainting every five to eight years.
Whichever you choose, doing fascias, soffits and guttering as one job is significantly cheaper than doing them separately, because the access is the expensive part.
How long does the work take?
A typical semi is one to two days. A larger detached property with bargeboards and difficult access is usually three days.
Do I need scaffolding for fascia work?
Bungalows and single storey runs are often done from a tower. Two storey elevations, particularly over conservatories or sloping ground, usually need scaffold to be done safely and properly.
Will the roof tiles be disturbed?
The bottom course is lifted to fit new boards and the underlay is dressed properly into the gutter, then everything is reseated. Anything cracked in the process is replaced by us.
Can black or grey boards be fitted to an older house?
Yes, and they are popular on stone and render properties locally. On a listed building or in a conservation area, check what finish is acceptable before ordering.
Is uPVC guaranteed not to discolour?
Quality boards hold their colour well but nothing is permanent in sunlight. We will tell you what the manufacturer warrants for the product we are quoting.
We will probe the timber, tell you whether capping is honestly an option, and quote replacement with the guttering included.
Evans Roofing & Maintenance Ltd, Witney, Oxfordshire. Call 07960 482233 for a free written quote.