Fascia Board Rot on Cork Bungalows

If your 1970s Cork bungalow has original alu-clad soffits and you're seeing paint blistering, sagging gutters or dark streaks along the north gable in Bishopstown, Wilton or Farranree, the untreated softwood fascia behind that aluminium is almost certainly rotten. The fix is a full strip-out, replacement with 22mm capped uPVC or 2mm powder-coated aluminium fascia, new vented soffits, and continuous eaves ventilation. Expect €75–€140 per linear metre (indicative, 2024 rates). Call 021 2040925 for a fixed-price quote.

That's the short answer. Below is why this specific failure keeps showing up on the same estates, what to look for before it takes the gutter with it, and what a proper changeover looks like.

The short version

• Replacing fascia and soffit on a 1970s Cork bungalow costs an indicative €75–€95 per linear metre for capped uPVC or €110–€140 per linear metre for powder-coated aluminium, both supplied and fitted with new vented soffit and half-round gutter.
• The rot is hidden behind original aluminium soffit trays screwed through untreated 175mm x 22mm redwood or whitewood fascia, so painting the visible face seals moisture in and accelerates the failure.
• North-facing elevations fail first because Cork gets around 1,200mm of annual rainfall and the timber stays above the 20% moisture content threshold where wet rot (Coniophora puteana) takes hold.
• A proper changeover includes a 10mm continuous eaves vent (or 25,000mm²/m equivalent), an over-fascia vent strip where felt has shrunk 40–60mm off the eaves, and rafter tray inserts where attic insulation reaches 300mm.
• Fascia, soffit and guttering replacement is treated as like-for-like maintenance and does not require planning permission, provided the profile and colour stay broadly similar to the original.

Why 1970s Cork Bungalows Fail in This Exact Spot

The bungalow belt around Bishopstown, Wilton, Farranree, Togher and Ballyphehane went up largely between 1968 and 1978. The specification was consistent: cut roof, concrete tile, and — critically — untreated redwood or whitewood fascia (usually 175mm x 22mm), skinned on the underside with early aluminium soffit trays. The alu-cladding was sold as "maintenance-free." It wasn't. It was a moisture trap.

Here's what happened over fifty Cork winters:

• The aluminium soffit was screwed directly through the timber fascia with plain steel fixings. Every screw hole is a capillary path.
• Original eaves ventilation was minimal — often just a 10mm gap or nothing at all. Warm, moist air from the attic condensed on the cold underside of the fascia.
• North-facing elevations never dry out. Cork gets around 1,200mm of annual rainfall and the north gable sees maybe two hours of low winter sun. Timber moisture content stays above 20% for months — the threshold for wet rot (Coniophora puteana) to take hold.
• Cast-iron or early uPVC gutters from that era were hung off the fascia with 100mm spikes. As the timber softened, gutters tilted back, water tracked behind, and the rot accelerated.

By the time most homeowners notice, the fascia is spongy for the full length of the north elevation and the top course of felt is rotting with it.

The Signs Before It's Too Late

Walk the north and east sides of the house on a dry day and look for:

1. Paint flaking or bubbling on any visible fascia edge — moisture is pushing out from behind.
2. Gutter sag or tilt-back — check with a spirit level. A gutter that runs backwards means the fixings have lost their grip.
3. Dark vertical streaks on the render below the eaves — that's tannin and rot-water leaching from the timber.
4. Sponginess — press a screwdriver up into the underside of the fascia. If it sinks in more than 3mm, the timber is gone.
5. Wasps or flies clustering at the eaves in summer — rotten softwood is prime nesting material.
6. Soffit tray movement or rattling in wind — the screws no longer bite.

If two or more of these are present on the north elevation, the fascia needs to come off. Patching is a waste of money at this stage — the rot spreads laterally through the grain and reappears within 18 months.

Capped uPVC vs Aluminium: The Honest Comparison

Both work. The right choice depends on the eaves detail and your budget.

Capped uPVC fascia (22mm solid, foiled)

• Cost: indicative €75–€95 per linear metre supplied and fitted, including new vented soffit and half-round gutter.
• Lifespan: 30+ years in Cork's climate if fitted with stainless polytop nails.
• Best for: standard 175mm or 225mm eaves, straight runs, budget-conscious replacements.
• Watch-out: cheap 16mm "replacement board" screwed over the old rotten fascia is the single most common cork-cutting job we're called back to. Insist on full strip-out to the rafter feet.

Powder-coated aluminium fascia (2mm)

• Cost: indicative €110–€140 per linear metre supplied and fitted.
• Lifespan: 40+ years, no thermal movement issues on long unbroken runs.
• Best for: bungalows with continuous 15m+ eaves runs (common in Bishopstown), coastal-exposed properties, or where the homeowner wants a crisp architectural finish.
• Watch-out: needs proper edge sealing at joints or galvanic issues develop where aluminium meets steel gutter brackets.

Confirm exact rates for your property — pricing varies with access, scaffolding needs and whether the roofing felt at the eaves also needs dressing back in. Our roofing cost calculator will give you a working figure before we visit.

The Ventilation Gain You Should Never Skip

This is where the changeover pays back twice. The 1970s eaves detail on these Cork bungalows was effectively unventilated. Replacing the fascia and soffit is your one chance in a generation to fix that.

Proper spec means:

• 10mm continuous eaves vent built into the soffit (or 25,000mm²/m equivalent).
• Over-fascia vent strip where the felt runs short — very common on Wilton and Farranree bungalows where the original felt has shrunk 40–60mm off the eaves.
• Rafter tray inserts at each rafter bay if the attic insulation has been topped up to 300mm and is blocking airflow.

Homeowners routinely tell us the attic feels drier and the upstairs bedrooms warmer within a fortnight of the changeover. That's not marketing — it's condensation load being properly vented for the first time since 1974.

What a Proper Changeover Looks Like on Site

For a typical three-bed detached bungalow in Bishopstown (roughly 42 linear metres of eaves), the sequence is:

1. Scaffold or tower access to the north and rear elevations (day 1 morning).
2. Gutter strip and set aside — we reuse if uPVC is under 10 years old, otherwise renew.
3. Aluminium soffit removal — usually one skip's worth of material for a full bungalow.
4. Fascia strip to rafter feet — inspect each rafter tail. On the Farranree stock we typically find 2–4 rafter ends with soft tips that need scarfing or sistering.
5. Felt eaves apron dressed into the new gutter line with a proper eaves tray.
6. New fascia, vented soffit, gutter and downpipes fitted with stainless fixings.
7. Site clean and photo record for the homeowner.

A full bungalow takes 3–4 working days. We work off a fixed-price quote agreed before we start.

Why These Estates in Particular

Bishopstown, Wilton, Farranree, Togher and parts of Glasheen share the same builder specifications and the same 50-year timeline. We've replaced fascia and soffit on over 60 bungalows across these estates in the last four years alone. The pattern is nearly identical: north elevation gone first, east elevation compromised, south and west often still serviceable.

If your neighbours have had theirs done, yours is on the clock. For a look at recent Cork bungalow changeovers, our gallery of completed roofing and fascia jobs shows the before-and-after on several Bishopstown and Wilton properties.

We cover the wider Cork area including roofing and fascia work in Wilton, Blackpool bungalow re-roofs and fascia replacement, Glanmire roofing services and Little Island roof and guttering repairs. For homeowners planning a broader upgrade, our residential roofing services page sets out how we combine fascia, gutter and roof work into a single project.

Ready for a Fixed-Price Quote?

If you're in Bishopstown, Wilton, Farranree or anywhere across Cork city and suburbs, we'll come out, inspect the fascia properly (screwdriver test, gutter level check, attic ventilation review), and give you a written fixed-price quote with no pressure. Book a free fascia and roof inspection with our Cork team or call 021 2040925 directly.