Soffits, fascias and gutters

The roofline is easy to overlook on a viewing, but it does a lot of work. When the boards and gutters along the edge of the roof are in good order, rain runs off the roof, into the gutters and down to the drains. When they fail, water ends up in the walls, the roof timbers and eventually inside the house.

Soffits, fascias and gutters are the parts of a roofline that finish the edge of the roof and manage rainwater. The fascia is the vertical board fixed along the lower edge of the roof, the soffit is the horizontal board underneath the roof overhang and the gutter is the channel attached to the fascia that collects rain and carries it to the downpipes.

Fascia

The fascia board runs along the lower edge of the roof where it meets the top of the outside walls. It is fixed to the ends of the roof rafters, supports the bottom row of tiles or slates and carries the weight of the gutters. Because it holds so much in place, a rotten or loose fascia tends to cause problems elsewhere.

Soffit

The soffit sits underneath the overhang of the roof, bridging the gap between the fascia and the wall. It closes off the rafter ends from the weather, birds and pests. Many soffits also include vents that let air into the roof space, which helps stop condensation building up in the loft.

Gutters and downpipes

Gutters are the channels fixed to the fascia that catch rain running off the roof. They are set at a slight fall towards an outlet, where a downpipe carries the water down to a drain or soakaway at ground level. Together, gutters and downpipes are what surveyors call rainwater goods in a survey report.

Bargeboards

On a gable end, where the roof finishes at a pitched wall rather than an overhang, the sloping boards along the edge are called bargeboards. They do the same job as a fascia and suffer from the same problems.

Older homes usually have painted timber fascias and soffits with cast iron gutters and downpipes. Timber lasts well when it is painted regularly, but once the paint breaks down it absorbs water and can rot. Cast iron is durable but heavy, and the joints and brackets rust over time.

Most homes built or reroofed since the 1980s have uPVC fascias and soffits with plastic guttering. uPVC does not rot and needs little maintenance, although gutter joints can start to leak as the seals age. Aluminium is also used, particularly on newer and higher specification homes.

In properties built or refurbished before 2000, soffits and some gutters and downpipes may be made from asbestos cement. It is generally low risk when left undisturbed, but it needs specialist handling if it is damaged or due to be replaced.

A common shortcut is capping, where new uPVC boards are fitted over the top of old timber fascias. It looks tidy from the street but can hide rot underneath, so a surveyor may recommend further investigation if the original timber was never replaced.

Many roofline problems are visible from the street on a viewing. Look out for:

• gutters overflowing in the rain, or plants and moss growing out of them
• sagging sections of gutter or brackets pulling away from the fascia
• dripping joints and stains on the brickwork below
• green algae or dark streaks running down the outside walls
• flaking paint and soft or split timber on fascias and soffits
• missing or loose soffit boards, or signs of birds, wasps or rodents getting in
• damp patches on upper floor ceilings or at the top of internal walls

Water that escapes the gutters soaks into the wall below. Over time that can lead to penetrating damp inside the house, wet rot in timbers such as joist ends and window frames and frost damage to brickwork, including spalling brick. A leaking downpipe at ground level can also saturate the base of a wall and, in some cases, soften the ground near the foundations.

In a RICS Level 2 survey, the surveyor inspects the roof, fascias, soffits and rainwater goods from ground level and other safe vantage points, often using binoculars. They also look inside the roof space where it is accessible, which is where signs of leaks, poor ventilation or condensation often show up. Each element is given a condition rating: 1 where no repair is currently needed, 2 for defects that need repairing but are not serious or urgent and 3 for defects that are serious or need urgent attention.

A RICS Level 3 survey covers the same elements in more detail and is better suited to older, larger or altered homes, including those with extensions or dormers under a flat roof. The report explains the likely cause of any defect, what could happen if it is left and the type of repair needed.

Neither survey involves climbing on to the roof at height or testing the drains. If the surveyor suspects a hidden problem, they may recommend a roofer or drainage specialist takes a closer look before you exchange contracts.

Most gutter, fascia and soffit problems are maintenance issues rather than structural ones. Clearing and resealing gutters is routine, and replacing fascias and soffits is a common job for roofers. The bigger question is what the water has already done. A condition rating 3 on the roofline alongside damp or decayed timber inside suggests the problem has been going on for some time, and the repair bill may be higher than the external work alone.

If the survey flags roofline defects, you can use the report to ask the seller to carry out repairs before completion, renegotiate the price or, where problems turn out to be widespread, reconsider the purchase.

If you are buying a leasehold flat, the roofline is usually the responsibility of the freeholder or management company and paid for through the service charge. It is worth asking your conveyancer whether any roof or external works are planned, as these can lead to large bills for leaseholders.

Surveyor Local works only with RICS-accredited chartered surveyors across England and Wales. Whether you choose a Level 2 or Level 3 survey, your surveyor will check the condition of the roofline and rainwater goods and explain what any defects mean for your purchase.

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