Fascias, soffits and guttering: 2026 replacement costs

Roofers laying new tiles on a pitched roof

Replacing the fascias, soffits and guttering on a typical 3 bed semi costs about £1,800 to £3,500 in uPVC, supplied and fitted, on a June 2026 trade estimate. A terrace front can be under £1,200, and a large detached house £5,000 or more once scaffolding and timber repairs are added.

The figures below are estimates from 2026 published guides. They help you check whether a quote is in the right area, not what your house will cost.

What fascias, soffits and guttering do

These are the boards and pipework that run along the edge of your roof, often called the roofline.

Fascia: the vertical board fixed to the ends of the roof rafters. It carries the gutter brackets and closes off the end of the roof.
Soffit: the horizontal board underneath, between the fascia and the wall. It seals the eaves and often has vents to let air into the loft.
Guttering and downpipes: collect rainwater off the roof and carry it to the drains.
Bargeboards: the angled boards on a gable end, usually replaced at the same time.

When any of them fail, water gets into the roof timbers and the walls. That is why a small leak at a gutter joint is worth fixing early.

Typical costs

By house type

Trade2Base, June 2026, standard white or anthracite uPVC, supplied and fitted:

Property	Typical cost (estimate)
Terraced, front elevation only	£600 to £1,200
3 bed semi, full perimeter	£1,800 to £3,500
Detached house, full perimeter	£2,500 to £5,000

The lower end assumes easy access and no significant timber repair. Premium colours and larger profiles sit at the top. The guide does not say whether these figures include VAT, so ask each installer.

Per metre

Item	Installed rate (Trade2Base, June 2026)	Materials only (FMB, January 2026)
uPVC fascia (150mm)	£18 to £35 per metre	About £9.60 per metre
uPVC soffit (250mm)	£15 to £30 per metre	About £10.45 per metre
uPVC half round guttering	£12 to £25 per metre (112mm)	About £3 per metre
Timber fascia	Not priced	About £6 per metre
Aluminium fascia	Not priced	About £17 per metre

Trade2Base also suggests a provisional allowance of about £200 to £500 for timber repairs, depending on the age and condition of the house.

Smaller jobs

If the boards are fine and the gutters are just blocked, Which? Trusted Traders put clearing front and back gutters at about £75 to £350, excluding VAT (November 2025 survey).

uPVC or timber?

	uPVC	Timber
Material cost	Higher per metre	Lower per metre
Typical life	About 20 to 30 years	Depends on maintenance
Upkeep	Occasional wash	Regular painting
Main risk	Can crack or warp over time	Rot if paint fails

Lifespan and upkeep notes are from Trade2Base (June 2026); aluminium is quoted there at 40 years or more. Material prices are from the FMB (January 2026).

Heritage homes

On a listed building or in a conservation area, swapping painted timber for uPVC may not be acceptable. Shropshire Council lists “changes to external materials and finishes” among the works commonly controlled by an Article 4 Direction. Bridgnorth’s conservation area appraisal names uPVC replacing painted timber as damaging to the town’s character, in the context of windows.

Replacing like for like generally does not need planning permission, because works that “do not materially affect the external appearance of the building” are not development under section 55 of the Town and Country Planning Act 1990. Changing materials is less clear cut. Check with the council first; our guide to planning and Building Regulations for a new roof explains how.

Signs of trouble

The FMB lists these as signs your fascias and soffits need replacing:

Paint that will not hold, or boards breaking down
Soft, crumbling or dark stained timber, which may indicate rot
Gutters that sag, pull away or leak at the joints
Water stains or damp near the roofline
Cracks, warping or gaps that let in water, insects or birds
Poor loft airflow leading to condensation or mould
Repeated repairs for minor problems

Trade2Base adds that gutter overflow is usually caused by an undersized downpipe or not enough fall. It also warns that earlier poor repairs can conceal deeper rot.

Cap over or full replacement?

Capping fits a thin uPVC cover over the existing timber fascia. The FMB says it is cheaper up front.

Full replacement means removing the old boards. It costs more but lets the installer see and repair the rafter ends behind. If the timber is soft or rotten, capping only hides the problem, so ask for full replacement and an itemised allowance for repairs.

Scaffolding and access

Most full roofline jobs on two storey houses need scaffolding or a tower. The FMB (January 2026) gives about £200 for one side of a bungalow, up to about £2,600 for four sides of a two storey detached house, varying by location.

If the scaffold stands on the pavement, councils charge for a licence. The FMB quotes around £200 per 28 days as a typical figure, but fees vary by council.

The cheapest time to replace the roofline is during a re-roof, when the scaffold is already up. If your roof is near the end of its life, see our roof replacement cost guide and repair or replace guide before booking two separate jobs.

VAT

HMRC says work to an existing building is normally standard rated, so expect 20% VAT from a VAT registered installer. Check whether each quote is plus VAT or VAT inclusive.

Bats at the eaves

Natural England’s guidance lists “cracks, crevices and small openings” among building features that suggest a bat roost. Bats and their roosts are protected by law. If you see signs of bats around the eaves, call the National Bat Helpline on 0345 1300 228 before the old boards come off.

Need new fascias, soffits or guttering? Get a quote from a checked local roofer.

Common questions

How much does it cost to replace fascias and soffits on a semi?

A June 2026 trade guide puts full perimeter uPVC fascias, soffits and guttering on a 3 bed semi at about £1,800 to £3,500 supplied and fitted. Allow extra if rotten rafter ends or wall plates need repairing, which the same guide estimates at about £200 to £500.

Is uPVC or timber better for fascias?

uPVC costs more to buy but needs little maintenance and typically lasts 20 to 30 years. Timber is cheaper per metre but needs regular painting and is prone to rot if neglected. In some conservation areas and on listed buildings, timber may be expected to keep the character of the house.

Should I cap over old fascias or replace them?

Capping covers the old timber with a uPVC skin, which is cheaper up front. Full replacement costs more but is the right choice when the timber behind is rotten, because capping hides the rot rather than fixing it.

Do I need scaffolding to replace guttering?

For a full fascia and soffit job on a two storey house, usually yes. The Federation of Master Builders puts scaffolding at about £200 for one side of a bungalow up to about £2,600 for four sides of a two storey detached house, varying by location.