Dulwich mastic sealing
Mastic sealing for building owners, managing agents and housing associations in Dulwich and across Greater London. CHAS accredited and fully insured, with a 12-month guarantee.
- The same joint failures repeated across a portfolio
- Window mastic that has split and shrunk
- Draught complaints from residents or tenants
Mastic sealing in Dulwich
Share the site address and what’s failing, and we’ll reply with a fixed quote or arrange a visit.
About our mastic sealing in Dulwich
Our clients include managing agents, property factors in Scotland, housing associations and landlords with block or commercial portfolios. Many prefer a planned programme to one-off visits and we quote and schedule each building in turn. If you are dealing with the same joint failures repeated across a portfolio and repeated reactive repairs to the same buildings, we can help, whatever the surface. Sealant applicators who only do sealant are a different proposition from a general trade with a gun in the van: in Dulwich, that means joint design, primers and backing rod as standard.
For managing agents in Dulwich, resident access, notice periods and the building’s rules shape the job. We work to the agent’s notice and access plan, so residents know what’s happening.
Work we carry out comes with a 12-month guarantee. Should something we installed fail, call the office on 01277 525 020 or send details through our quote form and we will come back to it.
- Location
- Dulwich (SE22, SE21, SE23)
- Wider area
- Greater London
- Cover
- 12 months on our workmanship
- Quotes
- Quoted before any work starts
- Call
- 01277 525 020
- Page updated
- 3 November 2026
Diagnose, treat, sign off
We begin with a short walk round with whoever looks after the building, to confirm the scope, the order of work and any areas we must keep clear. Then we strip out anything that has failed, prepare every joint and seal it. All of Greater London is in the ULEZ, and kerbside space in Dulwich can be scarce. If there’s a loading bay, a car park or a permit we can use, tell us when you send details.
- We check the asbestos register for older buildings and look at the joints.
- The products and programme are set out in a fixed quote.
- We strip out the old sealant.
- Joint faces are cleaned, backed and resealed.
- Buildings are completed in turn.
Preparing the site
- Tell us which areas need to stay in use
- For older buildings, check the asbestos register before work
- Tell us what induction or permit system the site runs
Get a fixed quote
Specifications, drawings and tender packages are welcome with any enquiry, and we will price the work to it. Smaller jobs need nothing more than photographs and a few notes.
Related advice
Different surfaces, different methods
Planned maintenance
We can work into your cyclical maintenance plan on a timetable you set.
Commercial and mixed-use buildings
Tenants in commercial buildings need to keep trading, so we plan around them.
Signs you need mastic sealing in Dulwich
UV and rain age external sealant. The surface chalks, the body stiffens and cracks appear most of all on the sunniest and most exposed elevations.
It’s worth sending us details if you spot any of the following:
- Old repairs sealed over failed mastic
- Complaints coming in block by block
- Leaks at window and door perimeters
- Communal area joints that look neglected
For agents with blocks near West Dulwich station (0.7 miles south-west of Dulwich), a block-wide mastic programme deals with frames, balconies and entrances in one go.
Questions to ask before you book
- Will RAMS and insurance details be available?
- The terms of the workmanship guarantee
- Is the sealant right for the movement and the substrate?
- Whether primer will be used where the manufacturer specifies it
Building owners, agents and FMs in Dulwich
Housing associations and managing agents often need work done across blocks and communal areas. Work can be phased so residents and staff keep access throughout, with each stage agreed with your site contact.
Planned maintenance programmes are welcome: working through a building or an estate in stages that fit your budget. Sites in Dulwich can sit alongside others in a wider programme across Greater London.
Questions we’re asked in Dulwich
Can you cope with the access rules in a London building?
Yes, most London buildings have access rules of some kind, and we plan around them. The building manager’s rules go straight into our method. We allow for the ULEZ, which covers every borough
Can you quote for a block close to West Dulwich station?
Yes, and several blocks can go on one quote. Send the address, photos of the elevations and your access arrangements, and we’ll give a fixed quote.
Do you guarantee the mastic work?
There is a 12-month guarantee on our workmanship, backed by public liability insurance.
Do you seal on top of existing sealant?
No. Failed sealant is removed and the faces cleaned back to sound, dry material first, because fresh silicone will not bond with aged silicone.
How many days will you need on site?
That varies with the scale of the job, but the work usually takes a day or two for a single block, longer for an estate programme. For bigger or phased jobs, we’ll set out a timescale with the quote.
Which sealant will you use?
If the job is specified, we follow the specification. If not, we choose for the movement, the surfaces and the conditions, in line with the manufacturer’s guidance.
Can you plan resealing across several buildings?
Block-wide and estate programmes are common. You get a fixed quote per building or for the whole job.
Keeping the joints sound
Keep the joints in good shape with a few simple steps:
- Check sealant joints during planned building inspections
- Log resealing dates block by block
- Make it easy for occupiers to report draughts
- Mention RAMS, insurance or CSCS requirements up front
Where a paintable product was specified, it can be painted after curing. Non-paintable silicone shouldn’t be painted over.
Failed mastic often goes unnoticed until heavy rain finds it. Resealing when cracking first shows avoids water damage and saves internal repairs.
Frames, entrances and external joints in Dulwich
London blocks come with residents to inform, access to agree and often a concierge or estate office to work with. We work to your notice and access plan.
For owners of several units at places like Goose Green Trading Estate, which lies north of Dulwich, one programme can deal with frame and external mastic across the lot. Owners of student blocks near King's College London, 1.7 miles to the north of Dulwich, can schedule frame and external mastic for the summer vacation.
Dulwich is about 1 mile south-east of Herne Hill, in Greater London. Our applicators travel to Dulwich for work on mastic joints, handled exactly as we handle every other area. 764 places across Greater London fall within our area, including Dulwich.
Business premises anywhere in SE22, SE21 and SE23 are within our area for mastic joints. Buildings on Court Lane, Druce Road and Boxall Road are within our area. Being close to the A2216, Dulwich is easy to get to with materials and equipment. Close to Dulwich, our area also takes in Dulwich Village (1 mile north-west), West Dulwich (1 mile south), Herne Hill (1 mile north-west), Sydenham Hill (1 mile south-east) and Forest Hill (1 mile east). Further afield, our area takes in London (4 miles north), City of Westminster (6 miles north-west), Marylebone (6 miles north-west), Kensington (7 miles north-west), St Pancras (6 miles north) and Shoreditch (6 miles north).
What’s near Dulwich
We work on buildings around The Crown and Greyhound pub, Dulwich Park and Alleyn's School. Dulwich’s nearest station is West Dulwich station, roughly 0.7 miles south-west of the centre. Well-known places in the area include Dulwich Community Hospital (0.9 miles north) and Greenwich Castle (4 miles north-east). Green spaces nearby include Knight's Hill and Centre for Wildlife Gardening.
Cost factors for mastic joints
Your fixed quote is built from the real scope. It takes account of:
- Phasing around occupants
- The size and state of each joint
- Removal of failed or old sealant
- Access and working height
Pricing mastic joints depends on quantities, condition and access, plus any specification you are working to. Call for a quote.
Before you send an enquiry
Diagnosis starts before we arrive. Tell us:
- A wide shot and a close-up of the area
- Access details, including height
- Whether an asbestos survey exists
- Approximate linear metres or a joint schedule
We quote a fixed sum against the scope you give us, so the cost is agreed before work starts. To start the process, phone 01277 525 020 or email us.