How Much Does Fascia and Soffit Replacement Cost in 2026?
Replacing the fascias and soffits on a semi-detached house costs about £2,200 in white uPVC, and most quotes come in at £1,500 to £3,000. With new guttering at the same time, which usually makes sense, a semi costs £2,000 to £3,500. Below are prices for each type of house, the rates per metre installers work from, and when capping the old boards is worth it.
£110/m
Typical rate per metre
£2,200
Semi, fascias and soffits
£2,700
Semi, with guttering
£700+
Scaffolding, if extra
Last updated . Prices come from installers' published price lists, trade suppliers' cost guides and UK price guides, read separately by two researchers in November 2026, with a third check where they differed. Figures copied between sites were counted once. Prices include VAT. How we work out our prices.
To cite this page: Less.co.uk, “Fascia and Soffit Replacement Cost 2026”, updated 4 November 2026, https://less.co.uk/home-improvements/guttering/fascias-soffits-cost. You're welcome to quote these figures with a link to this page.
House built before 2000? Old soffit boards can contain asbestos, and you can't tell by looking. Have a sample tested before anyone cuts, drills or pulls them off. What it costs and who can remove it.
Fascia and Soffit Replacement Cost by House Type
These are typical prices for white uPVC, fitted, with the old boards taken away and vents included. The second price adds new guttering and downpipes. About half of installers include scaffolding in their price and half add it on, so check each quote (scaffolding prices are below).
Mid-terrace
about 12 to 20 m of roofline
Fascias and soffits
£1,000 to £2,200
about £1,500
With guttering
£1,200 to £2,500
about £1,800
Semi-detached or end-terrace
about 20 to 30 m of roofline
Fascias and soffits
£1,500 to £3,000
about £2,200
With guttering
£2,000 to £3,500
about £2,700
Detached
about 30 to 50 m of roofline
Fascias and soffits
£2,500 to £4,500
about £3,400
With guttering
£3,000 to £5,500
about £4,000
Bungalow
about 25 to 35 m of roofline
Fascias and soffits
£1,500 to £3,000
about £2,200
With guttering
£1,500 to £4,000
about £2,600
| House | Roofline | Fascias and soffits | With guttering |
|---|---|---|---|
| Mid-terrace | about 12 to 20 m | £1,000 to £2,200about £1,500 | £1,200 to £2,500about £1,800 |
| Semi-detached or end-terrace | about 20 to 30 m | £1,500 to £3,000about £2,200 | £2,000 to £3,500about £2,700 |
| Detached | about 30 to 50 m | £2,500 to £4,500about £3,400 | £3,000 to £5,500about £4,000 |
| Bungalow | about 25 to 35 m | £1,500 to £3,000about £2,200 | £1,500 to £4,000about £2,600 |
Prices include VAT. Roofline is the length of eaves plus any gable bargeboards the prices assume. Bungalows with gable ends and short gutter runs sit at the bottom of their range, and hipped bungalows near the top. London and the South East usually cost more, and Wales, the North East and Yorkshire less (see prices by region).
Fascia and Soffit Cost Calculator
Pick your house and what you want done to get a rough price before you ask for quotes.
What kind of house is it?
What needs doing?
Replace or cap?
The old boards come off, any rotten rafter ends get repaired, and new uPVC fascias and vented soffits go on. This is what most installers recommend.
Which colour?
Your estimate
About £2,700
Typically £2,000 to £3,500 for a semi-detached or end-terrace (about 20 to 30 m of roofline), fitted, including VAT.
About half of installers include scaffolding. If yours adds it on, allow about £700 to £1,200 (front, back and gable). The job usually takes 1 to 3 days.
Get quotes for your rooflineBased on installers' published price lists and UK price guides, checked November 2026. Rotten rafter ends, bargeboards on big gables, old concrete gutters and asbestos soffits all add to a quote.
Get free fascia and soffit quotes
The length of your eaves, the gables, the access and the state of the timber all change the price. Get free quotes from local roofline installers and see what yours comes to, with no obligation to book.
Fascia and Soffit Cost per Metre
Installers price the job by the metre of roofline, then add access, bargeboards and any repairs. These are fitted prices including VAT.
| Item | Fitted price |
|---|---|
| uPVC fascia and soffit, full replacementAbout £110/m | £80 to £150/m |
| Capping over the existing timberAbout £60/m | £40 to £85/m |
| Fascia board onlyRarely priced alone | £40 to £100/m |
| Soffit board onlyRarely priced alone | £40 to £100/m |
| Painted timber fascia and soffitAbout £140/m | £100 to £200/m |
| Aluminium fascia and soffitAbout £170/m | £120 to £220/m |
| uPVC bargeboards (gable ends)Often quoted per gable | £30 to £60/m |
| New uPVC gutteringPlus downpipes | £30 to £55/m |
| Over-fascia or soffit ventsUsually included | £5 to £15/m |
The full replacement rate is for the eaves. Gable bargeboards cost less per metre, and long runs work out cheaper per metre than short ones, so a whole house usually costs less than its length times £110. Fascia-only and soffit-only rates vary a lot from firm to firm. The fascia usually has to come off to change a soffit, and the scaffolding costs the same either way, so doing one without the other saves less than you might expect. For guttering on its own, see our gutter replacement costs.
Full Replacement or Capping?
Capping (sometimes called cladding or overboarding) means fixing thin uPVC boards over the existing timber fascias and soffits. It costs about £40 to £85 a metre, roughly 40 to 50% less than replacing everything, and on a semi the work usually takes about a day.
It can be a sensible choice when the timber underneath is dry, solid and straight, and you mainly want the house to look smarter without repainting every few years. The catch is that nobody can see the wood once it's covered. Damp or rotten timber carries on rotting behind the uPVC, and the gutter brackets are only as strong as the board they're screwed into.
Full replacement costs more, but the installer strips everything back to the rafters, repairs any rotten rafter ends, fits eaves protection trays and vented soffits, and gives you a proper guarantee. If your boards are 30 or more years old or have any soft spots, it's usually the better buy. If an installer recommends capping, ask them to test the timber in front of you first.
Do You Need Scaffolding for Fascias and Soffits?
On a two-storey house, almost always. About half of installers include scaffolding in their price and half add it on, so it's the first thing to check when you compare quotes. If it isn't included, expect to pay roughly this much:
Mid-terrace
£600 to £1,000
front and back
Semi-detached or end-terrace
£700 to £1,200
front, back and gable
Detached
£1,000 to £1,800
all four sides
Bungalow
Up to £400
usually a tower or ladders
With scaffolding included, fascias, soffits and guttering on a semi typically come to £2,500 to £4,000, about £3,100. Some roofline firms work from their own access towers and only add scaffolding where something is in the way, such as a conservatory or a single-storey extension. If the scaffold has to stand on the pavement, the scaffolding firm needs a licence from the council, and that cost ends up on your bill.
More on prices and hire periods in our scaffolding cost guide. The HSE guidance on working at height explains when ladders are and aren't suitable. A full roofline job on a two-storey house normally needs scaffolding or a tower.
What Else Affects the Price?
Two houses that look alike from the street can get quite different quotes. These are the usual reasons.
Length of roofline and gables
Prices follow the metres of eaves. Gable ends with bargeboards add length, and so does a garage, porch or bay with its own roof.
Height and access
Three-storey houses, steep drives, and conservatories or extensions under the eaves all make access harder and push up the scaffolding cost.
Rotten rafter ends
Once the old fascia is off, the installer can see the ends of the rafters. Repairing a few rotten ones costs about £100 to £300. If lots have gone, expect £300 to £800.
Colour and finish
White is the cheapest. Woodgrain, black and anthracite grey boards cost 10 to 20% more per metre, which usually adds 5 to 15% to the whole job, and some manufacturers guarantee coloured boards for fewer years than white ones.
Dry verge and roof edges
Many firms offer to replace the mortar along the gable edges with a dry verge system at the same time. On a semi that typically adds £500 to £1,000.
Concrete or cast iron gutters
Some post-war houses have concrete gutters built into the edge of the roof. Taking them out is a much bigger job, and installers price it separately. Old cast iron gutters are heavy and cost more to take down and get rid of.
Asbestos Soffits: Test Before Work Starts
Asbestos was banned in 1999, so any house built or refurbished before 2000 could have it somewhere. The HSE lists external soffits among the places asbestos insulating board was used, and asbestos cement turns up at the eaves too. The two look alike, and the only way to know what you have is a lab test.
A postal sample test costs roughly £25 to £50, or a surveyor can take the sample for you (see asbestos survey costs). If it comes back positive, the type matters. Asbestos cement can be removed by trained workers without a licence. It should come off in whole pieces, and if it's likely to break up badly, the work has to be notified to the HSE first. Removal typically costs £600 to £1,500 for a semi, plus scaffolding. Asbestos insulating board is more dangerous, and taking off a full run of it needs an HSE-licensed contractor, which typically costs £1,500 to £3,500 or more.
Most roofline price lists assume there's no asbestos, so mention your house's age when you ask for quotes. Our asbestos removal cost guide has prices for other materials.
Planning, Ventilation and Wildlife
Planning permission
Replacing fascias and soffits doesn't usually need planning permission, according to the Planning Portal. Check with the council first if the house is listed, in a conservation area or national park, or covered by an Article 4 direction. Swapping timber for uPVC can need consent in those places.
Building regulations and loft ventilation
You don't normally need building regulations approval, but the work mustn't cut the ventilation to the roof space. A cold loft relies on air coming in at the eaves, and the usual guidance (BS 5250) calls for a continuous 10 mm gap on most cold lofts with a roof pitch over 15°. New soffits or fascias should be vented at least as well as the old ones. Boxing in open eaves with solid, unvented boards can cause condensation in the loft.
Bats
Bats often roost behind fascias and soffits. It's an offence to damage a roost or block its entrance, even when the bats aren't there at the time. If you've seen bats or droppings, get free advice from the Bat Conservation Trust before work starts. If a roost would be affected, you'll need a licence from Natural England (NatureScot in Scotland, Natural Resources Wales in Wales), usually arranged through an ecologist.
Nesting birds
Swifts, house sparrows and starlings nest in gaps at the eaves. It's an offence to damage or destroy a wild bird's nest while it's in use or being built (gov.uk guidance). If birds use your roofline, book the work for autumn or winter, or have the installer check before they start.
Signs Your Fascias and Soffits Need Replacing
Soft, flaking or rotten timber
Paint peeling off, timber that gives when you press it, or pieces falling away are the classic signs on wooden fascias.
Gutters sagging or leaking at the brackets
Gutter brackets screw into the fascia. If the gutters drop or pull away, the board behind them may be too rotten to hold the screws.
Damp patches at the top of walls
Staining on the outside wall under the eaves, or damp in the loft near the edges, can mean water is getting behind the fascia.
Birds, squirrels or wasps getting in
Gaps in broken or warped soffits let animals into the roof space. Check for bats or active nests before anything is blocked up (see below).
Brittle or discoloured uPVC
Early uPVC boards from the 1980s and 1990s can turn yellow, crack or warp. Once they're brittle, cleaning won't bring them back.
Fascia and Soffit Prices by Region
Building costs vary across the UK. These are typical quotes for replacing the fascias and soffits on a semi in each region.
| Region | Typical semi | vs UK average |
|---|---|---|
| London | £2,550 | +17% |
| South East | £2,350 | +7% |
| East of England | £2,300 | +5% |
| North West | £2,250 | +2% |
| Scotland | £2,200 | UK average |
| Midlands | £2,200 | -1% |
| South West | £2,150 | -3% |
| Wales | £2,050 | -7% |
| North East | £1,950 | -11% |
| Yorkshire | £1,950 | -11% |
Regional prices use the BCIS location factors published by the Department for Education (December 2025), with the Valuation Office Agency's figure for Wales. There's no current official figure for Scotland, so we show the UK price there. How we work out regional prices.
How to Get Your Fascias and Soffits for Less
Roofline quotes vary a lot, and most of the difference comes down to what each one includes.
Get three quotes and compare like with like
Ask each installer to list what the price covers: scaffolding, taking away the old boards, vents, eaves protection trays, bargeboards, guttering and downpipes, rafter repairs and the guarantee. A quote that looks £700 or more cheaper often turns out to leave out the scaffolding.
Do the guttering at the same time
The fascia holds the gutters up, and the access is already paid for. On a semi, adding new guttering to the job costs roughly £500 extra, much less than booking it on its own later and paying for scaffolding twice.
Line up other jobs while the scaffolding is up
If you're planning roof repairs, rendering or exterior painting, book them for the same few weeks so you only pay for scaffolding once.
Stick with white unless you really want a colour
White uPVC is the cheapest finish and usually carries the longest guarantee. Woodgrain and coloured boards typically add 5 to 15% to the whole job.
Only cap over sound timber
Capping can save 40 to 50%, but only when the wood underneath is solid. Covering rot means paying for full replacement a few years later anyway.
Ask whether the installer is VAT registered
Roofline work is charged at 20% VAT. A sole trader turning over less than £90,000 a year doesn't have to register, so a small local firm can sometimes work out cheaper for the same job. Compare the final price you'd actually pay.
Turn down doorstep deals
Be wary of anyone who knocks offering a price that's only good today. A proper quote comes in writing and holds for a few weeks, which gives you time to get others.
Free, with no obligation to book.
What to Expect: How Fascias and Soffits Are Replaced
A semi usually takes 1 to 3 days, a detached house 2 to 5 days, and a mid-terrace or bungalow 1 to 2 days. Here's how the job normally runs.
- 1
Survey and quote
The installer measures the roofline and checks the timber, the roof edge and the gutters. A good one also looks out for asbestos, bats and nesting birds before giving you a price.
- 2
Scaffolding goes up
On a two-storey house the scaffold goes along each side being worked on, usually the day before the job starts. Bungalows are normally done from a tower or ladders.
- 3
Old gutters and boards come off
The guttering, fascias and soffits are taken down. The bottom row of tiles may be lifted so the installer can reach the roofing felt at the eaves.
- 4
Rafter ends and felt repaired
Any rotten rafter ends are cut back and repaired. Eaves protection trays go in under the felt so rainwater runs into the gutter and doesn't soak the new fascia.
- 5
New fascias, soffits and vents fitted
The soffits go in first, with vents built in or fitted over the fascia to keep the loft ventilated. The fascias follow, then bargeboards on any gable ends.
- 6
Guttering fitted and tested
New gutters and downpipes are clipped on and tested with water. The old boards and gutters are taken away, and the scaffolding comes down.
How Long Do Fascias and Soffits Last?
uPVC
20 to 35 yearsWhite uPVC boards are usually guaranteed for about 20 years and need nothing more than a wash now and then. Coloured and woodgrain boards can fade a little sooner.
Aluminium
30 to 50 yearsCosts more up front but won't warp or yellow. It suits modern houses with dark window frames and slim rooflines.
Painted timber
10 to 25 yearsNeeds repainting every three to five years to keep the rot out. Often the only option on listed buildings and in some conservation areas.
Useful Resources
Planning Portal: fascias and soffits
When replacing fascias needs planning permission or building regulations approval.
HSE: where asbestos is found
Pictures of asbestos soffits and undercloaks, and which materials need a licensed contractor.
Bat Conservation Trust: soffits and fascias
What to do if bats might be roosting behind your roofline boards.
NFRC: National Federation of Roofing Contractors
The UK trade body for roofing and roofline contractors. Check whether an installer is a member before you hire.
Frequently Asked Questions
How much does it cost to replace fascias and soffits?
On a semi-detached house, replacing the fascias and soffits in white uPVC costs about £2,200, with most quotes at £1,500 to £3,000. A mid-terrace costs £1,000 to £2,200, a detached house £2,500 to £4,500 and a bungalow £1,500 to £3,000. Scaffolding is extra when the quote doesn't include it.
How much do fascias, soffits and guttering cost together?
Replacing all three on a semi costs £2,000 to £3,500, about £2,700 on average. A mid-terrace costs £1,200 to £2,500, a detached house £3,000 to £5,500 and a bungalow £1,500 to £4,000. On a semi, adding the guttering to a fascia and soffit job puts roughly £500 on the price.
How much do fascias and soffits cost per metre?
Full replacement in white uPVC costs £80 to £150 per metre fitted, about £110 on average. Capping over the existing timber costs £40 to £85 per metre. Short runs cost more per metre than long ones, because setting up access costs the same either way.
Is capping fascias and soffits a good idea?
It can be, if the timber underneath is dry and solid. Capping fixes thin uPVC boards over the old wood and costs roughly 40 to 50% less than full replacement. If the timber is soft or rotten, it keeps rotting behind the new boards and the gutter brackets work loose, so on older houses most installers recommend replacing everything.
Do you need scaffolding to replace fascias and soffits?
On a two-storey house, almost always. Scaffolding for a semi typically costs £700 to £1,200 and for a detached house £1,000 to £1,800. About half of installers include it in their price, so check every quote. With scaffolding included, fascias, soffits and guttering on a semi typically come to £2,500 to £4,000. Bungalows can usually be done from a tower or ladders.
Does home insurance cover fascias and soffits?
Usually not for wear and tear, rot or old age, which most policies exclude. Sudden damage, such as a storm tearing off a section or a falling branch, may be covered. Check your policy wording and take photos before anything is repaired.
Do I need planning permission to replace fascias and soffits?
Not usually. Replacing fascias and soffits doesn't normally need planning permission or building regulations approval, but the roof space must stay ventilated. If your home is listed, in a conservation area or covered by an Article 4 direction, check with the council first, especially if you're swapping timber for uPVC.
How long does it take to replace fascias and soffits?
A semi usually takes 1 to 3 days, a detached house 2 to 5 days and a mid-terrace or bungalow 1 to 2 days. Scaffolding normally goes up the day before work starts and comes down once it's finished.
Reviewed by Chris Kervin, Less.co.uk Home Improvement Costs Specialist
Last updated: · Pricing from installers' price lists and UK price guides · Methodology
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