Fascia and soffit replacement on a 3-bed semi in Tonbridge typically costs £800–£1,800. The range depends on the size of the property, whether the existing timber is rotten, whether guttering is replaced at the same time, and what material is specified. Here's the full breakdown.
What Are Fascia and Soffit Boards?
The fascia board is the flat board that runs along the lower edge of the roof, directly behind the gutter. It's what the guttering brackets screw into. The soffit board is the horizontal board between the fascia and the wall — the underside of the roof overhang, visible from below. The barge board is the equivalent at the gable end of the roof, running up the sloped edge.
In Tonbridge, these are typically painted timber on Victorian and Edwardian properties, and uPVC on post-war and 1970s–90s properties. The timber versions rot — usually starting where the gutter has been leaking and saturating the fascia from above.
Timber treatment: Building Regulations Approved Document A requires that all structural timber used in rafter feet and fascia fixing positions meets C16 or C24 strength class and is pre-treated against fungal decay where it is in a moisture exposure category 3 environment (open eaves conditions). Pre-treated UC3 preservative treatment is the current standard. Source: Building Regulations Approved Document A, Structure, 2013
Replacement Cost by Property Type
| Property | Approximate Board Run | uPVC Replacement |
|---|---|---|
| 2-bed terrace | 20–28m total | £600–£1,000 |
| 3-bed semi | 28–40m total | £800–£1,400 |
| 3-bed detached | 40–55m total | £1,100–£1,800 |
| 4-bed detached | 55–75m total | £1,400–£2,500 |
These figures include: removal of old boards, uPVC fascia (200mm standard), uPVC ventilated soffit, all trims and cappings, and disposal. Guttering is not included — see below.
uPVC vs Timber — Which Is Right for Your Property?
| uPVC | Painted Timber | |
|---|---|---|
| Lifespan | 25–40 years | 10–20 years (with maintenance) |
| Maintenance | Wipe clean only | Repaint every 5–8 years |
| Cost (supply + fit) | £20–£40/m | £25–£50/m (hardwood higher) |
| Period property aesthetics | Acceptable | Preferable |
| Conservation areas | Check requirements | Usually required |
Free fascia survey and written quote — call 0173 224 1138
📞 0173 224 1138Adding Guttering at the Same Time
Fascia replacement always requires removing and refitting or replacing the guttering. If the guttering is more than 15 years old or showing joint failures, replacing it at the same time makes economic sense — the access cost is already paid for. Adding a standard uPVC gutter replacement to a fascia job typically adds £200–£500 on a 3-bed semi.
What Drives the Cost Up
- Rotten rafter feet — if the rot has tracked from the fascia into the rafter ends behind, timber repair or replacement adds cost (£50–£150 per rafter)
- High access — two-storey Victorian properties need scaffold, which adds £400–£700
- Complex rooflines — hips, dormers and returns all add to the board run length and complexity
- Wide fascia — older properties often have wider fascia boards than standard 200mm; wider boards cost more per metre
- Hardwood specification — oak or sapele fascia on a period property costs 3–4x standard softwood
Rotten fascia and rafter ends in Tonbridge: properties in lower Tonbridge near Haysden Country Park have higher ambient moisture than elevated properties. Combined with blocked gutters from Medway corridor leaf fall, rotten fascia is more common in these areas than anywhere else we work. Check the gutter run on any Haysden-adjacent property — if it's blocked and overflowing, the fascia behind it needs inspection.
Spotting Rotten Fascia Before It Becomes a Bigger Problem
You can often identify fascia rot from the ground before calling a roofer:
- Paint peeling or flaking on the fascia board (moisture expanding the timber underneath)
- Visible softness or discolouration — darker patches on timber fascia
- Gutter that has pulled away from the wall (brackets unscrewing from rotten timber)
- Damp patches inside the house at eaves level (rot has reached the rafter feet and the moisture is tracking inward)