Downe mastic sealing
Planning work on a mastic joint in Downe? We look at it, seal it with the right product and hand it over with a 12-month guarantee.
- No planned programme for sealant
- Worn sealant at communal door frames
- Damp patches beside frames
Mastic sealing near Downe
Photos, a specification or a quick description of the joints is enough to start a fixed quote.
On site: what to expect
At the end of each section, we remove the tape, clean down and inspect every joint, ready for your sign-off. If an area should be left alone while the sealant cures, we say how long and put signs out. Planning a London job such as one in Downe starts with access. Send the building rules and access times with your enquiry.
- We inspect each building and record the joints that have failed.
- The quote is fixed and split as suits you.
- We agree the programme and dates with you.
- Old mastic is removed and the joint faces prepared.
- Joints are resealed and tooled.
- We check the finished work and confirm the guarantee.
Getting the site ready
- Point out parking and an unloading spot
- Warn occupants and staff about the work
- Share your working hours and any access restrictions
Getting a fixed quote
Pricing a project or setting a maintenance budget? Send the scope and any drawings, and we’ll return a fixed quote you can plan around. For a chat about it beforehand, speak to us on 01277 525 020 or email drawings and photos.
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About our mastic sealing in Downe
In buildings from before 2000, some old mastics contain asbestos. Before we disturb it, we ask to see the asbestos register or survey, and work stops for testing if there’s any doubt. We don’t remove asbestos-containing materials. If you have water getting in round frames after rain and patchy repairs in mismatched sealant, we can put it right, whatever the surface. Whoever orders the work in Downe, the brief is usually the same: a clear scope, tidy work and joints that don’t fail again.
In a London area such as Downe, many buildings are blocks of flats or mixed-use buildings run by managing agents, landlords or housing associations. Mastic around windows, doors and balconies tends to fail across a whole block at a similar time, which is why block-wide programmes make sense.
What our 12-month guarantee covers is the way we did the job: preparation, application and finish. It doesn’t extend to damage, other trades’ later work or movement the joint was never designed to take.
- Place
- Downe (BR6)
- Wider area
- Greater London
- Cover
- 12 months on our workmanship
- Quote
- A fixed quote before we start
- Telephone
- 01277 525 020
- Last updated
- 3 November 2026
Your questions answered
Will you take on work at estates like Glebe Farm Business Park, close to Downe?
Yes. Estates, retail parks and business parks around Downe, Glebe Farm Business Park among them, are all within reach. To start, just call the office on 01277 525 020 or email the details over with the unit, the joints involved and your access times.
Can you cope with the access rules in a London building?
Yes. Inductions, permits and timed loading are routine for us in London. The building manager’s rules go straight into our method.
Can you reseal a whole block or estate?
Block-wide and estate programmes are common. You get a fixed quote per building or for the whole job.
How do you reach windows on upper floors?
It depends on the building. We agree access with you at quote stage so there are no surprises.
What do you charge?
Every job gets its own fixed quote. For yours, call 01277 525 020 or send photos by email with a description of the work.
What’s the quickest route to a quote?
It works in four steps: send details, receive a fixed quote, we carry out the work, and it’s guaranteed. The first step only needs photographs and a postcode.
Is asbestos a concern with old mastic?
Some mastics in pre-2000 buildings contain asbestos. We check the asbestos register or survey before disturbing it and suspect material is tested first.
Building owners, agents and FMs in Downe
Main contractors use us as their sealant subcontractor. Programme, specification and site rules come first.
Building owners and managing agents use us on sealant work across single buildings or whole portfolios. One quote can cover more than one site, so there’s one set of paperwork to deal with.
Blocks and managed buildings in Downe
The 2 miles around Downe include two care or nursing homes. Frame mastic on care buildings is best renewed elevation by elevation, with the manager deciding timings. For a London block, the agent or landlord typically handles notices to residents and access to flats. Our programme follows the access you agree with residents.
Schools and community buildings such as Downe Primary School need frame and external mastic kept sound like any building. Historic properties like Down House, 0.6 miles to the south of Downe, show the age of some local stock, where frame mastic must suit soft brick or stone. If you are responsible for a building such as St Mary's Church, frame and door mastic needs the same attention as any other property.
Downe is about 4 miles south-west of Orpington, in Greater London. Any commercial site in Downe is covered, whether it’s a single job or part of a planned programme. Downe is one of 764 places we cover in Greater London for mastic joints. There’s a separate page for London, about 13 miles away.
Anyone looking for mastic sealing in BR6 gets the same process as the rest of our area: details, then a fixed price, then sealing and a 12-month guarantee. If your site is on High Street, North End Lane and Belle Vue Road or close by, send details and we’ll quote for mastic joints. Nearby places we also cover include Farthing Street (1 mile north-west), Hazelwood (1 mile east), Luxted (1 mile south), Leaves Green (1 mile west) and Single Street (2 miles south) for mastic joints. Nearby towns on our patch include London (13 miles north-west), City of Westminster (15 miles north-west), Marylebone (15 miles north-west), St Pancras (15 miles north-west), Shoreditch (14 miles north-west) and Hoxton (15 miles north-west).
Local landmarks in Downe
Locally, jobs take us to sites close to The Queens Head pub, Charles Darwin School and South Park and the streets around them. The nearest railway station is Chelsfield station, roughly 2.6 miles north-east of the centre. Nearby you’ll also find Crofton Roman Villa (2.7 miles north-east) and Princess Royal University Hospital (1.8 miles north). For a walk, there’s Downe Bank Nature Reserve and Betsom's Hill.
What we can’t put right
Part of a good diagnosis is knowing where sealant stops. You will hear from us if the cause turns out to be one of these:
- Failed window or door frames, which need a window contractor
- Cracked or crumbling render, brick or stone at the joint edges (we’ll tell you if so)
- Old mastic suspected of containing asbestos, which must be tested and dealt with by a specialist first
If you are not sure, just call the office on 01277 525 020 or email us and we will give you a straight answer before you book.
Surfaces we seal
- External wall and movement joints
- Communal kitchens and washrooms
- Shopfronts below residential blocks
- Communal entrances and stairwells
- Window and door perimeters on blocks
- Balcony and threshold joints
Towns and villages near Downe
Also in Downe
Maintenance after handover
Keep the joints in good shape with a few simple steps:
- Include mastic in your cyclical inspections
- Ask residents or tenants to report leaks and draughts early
- Avoid piecemeal callouts where you can
- Look at the sunniest and most exposed elevations first
If a joint we sealed fails within 12 months, tell us and we will look at it. Beyond that, routine checks spot the next round of repairs.
The longer failed joints are left, the more likely the substrate edges break up. Then the edges may need repairing first and the job grows.
What happens if it’s left?
Open external joints let water into walls and around frames. That can lead to damp, staining and damage to finishes, which is harder to deal with than resealing. Repeat call-outs disrupt occupied London buildings, so a proper job first time, with the old sealant fully removed, is worth it.
The product called for affects the cost, as does the preparation each joint needs. Access, phasing and site rules also count.
Why us?
- Workmanship guaranteed for 12 months
- One number for every site we cover
- Old sealant cut out, never sealed over
- Products installed to the manufacturer’s instructions
Quoting for work in Downe
These are the things that shape the price:
- Access and working height
- Whether old sealant has to be cut out first
- Induction, permit and paperwork requirements
- Phasing around occupants
Access often affects the price as much as the sealing: joints within easy reach take less time than ones that need access equipment. Tell us how the joints are reached and call for a quote.
Details that help us quote
However big the job, the same details help:
- Drawings or a marked-up plan, if available
- Access details, including height
- A wide shot and a close-up of the area
- What the building is and how it’s used
Quotes are fixed against the scope you send, so the cost is agreed before work starts. To start the process, ring 01277 525 020 or email drawings and photos.