Mastic Sealing in Mottingham
Mastic sealing in Mottingham, backed by over 20 years in commercial sealing. Fully insured and CHAS accredited.
- Mastic failing across several blocks on an estate
- Worn sealant at communal door frames
- Failed external movement joints
Mastic sealing for Mottingham sites
Share the site address and what’s failing, and we’ll reply with a fixed quote or arrange a visit.
Mastic sealing in Mottingham, done properly
There isn’t one mastic for every joint on a building. Window perimeters and external joints often take a low-modulus neutral-cure silicone, and MS polymer sealants stick well to many substrates and often take paint, and colours are confirmed for whichever product is used. Most enquiries involve occupiers reporting cold air round windows and a mix of products and colours from past repairs, across communal entrances and stairwells, communal kitchens and washrooms and shopfronts below residential blocks. Sealant contractors, mastic applicators, sealant specialists: whatever the job title on the order, the work in Mottingham is the same: failed joints cut out, faces prepared and the right sealant laid to the right depth.
London has a large stock of purpose-built blocks, mansion flats and converted buildings managed by agents and housing associations. Mastic around windows, doors and balconies tends to fail across a whole block at a similar time.
Every job is signed off with a 12-month guarantee. It’s a plain promise: if the work we did fails within twelve months, we return to fix it.
- Location
- Mottingham (SE9, SE12, BR1)
- Wider area
- Greater London
- Guarantee
- 12 months on every job
- Price
- A fixed quote before we start
- Phone
- 01277 525 020
- Page updated
- 3 November 2026
What happens if it’s left?
Failed perimeter mastic lets cold air in around frames and the windows usually get the blame. Resealing the perimeters is often the simpler fix where the frames themselves are sound. Failed sealant in a building in Mottingham can quickly affect neighbours, tenants or the floor below. Dealing with it early is simpler for everyone.
Small jobs and large programmes are priced from the same things: scope, access, product and programme. Call for a quote, and you’ll have a fixed figure to work with.
Why us?
- Fully insured, including public liability cover
- Standard and matched colours in many product ranges
- Sealing commercial buildings since 2005
- Failed material removed, not covered up
See what affects the cost and our accreditations and insurance.
When it isn’t the sealant
Honesty saves time and money. Fresh joints won’t solve:
- Leaks from above rather than through a joint
- Misted or failed double-glazed units
- Masonry that has broken away beside the joint
Not sure which it is? You can give us a call on 01277 525 020 or email drawings and photos and we will tell you honestly.
What we seal
- Communal kitchens and washrooms
- External wall and movement joints
- Balcony and threshold joints
- Communal entrances and stairwells
- Window and door perimeters on blocks
- Shopfronts below residential blocks
From enquiry to sign-off
We follow your site rules from the start: signing in, inductions and any permit to work. Once we’re cleared to begin, we take the joints in the sequence agreed with you, and each area is checked before we leave it. Most London premises stay occupied while we’re on site, so zones and timings are agreed with whoever manages the building. Areas are handed back as each section is finished.
- A building-by-building inspection lists the failed joints.
- You get a fixed quote, per block or for the whole programme.
- We agree the programme and dates with you.
- Old mastic is removed and the joint faces prepared.
- New sealant goes in with backing rod and primer where needed.
- Each building is checked and signed off with the 12-month guarantee.
Preparing the site
- Let us know about inductions and permits
- Explain the parking and delivery arrangements
- Tell us which areas need to stay in use
Ask for a quote
For a fixed quote, phone 01277 525 020 or send photos by email, telling us the site location and the nature of the job. You can also send details through our quote form.
Read more
Your questions answered
Will you take on a block within reach of Grove Park station?
Yes, and several blocks can go on one quote. We work to your notice and access arrangements.
Do you work in occupied care homes around Mottingham?
Yes. Care settings are planned area by area, at times agreed with the home. Any site rules, from signing in to infection control, are agreed before we start.
Will you just go over the old sealant?
No, never. Sealing over old material is one of the classic causes of early joint failure, so it all comes out first.
Can you plan resealing across several buildings?
Yes, planned programmes suit estates and portfolios. The quote can be split however suits your budgeting.
How do you choose the sealant?
A specification, where there is one, decides it. Without one, the joint decides: its movement, its surfaces and what it has to cope with.
How long before the joints can be used?
Curing time varies by product, and we confirm it on the day, and flag anything to keep off until it has cured.
Can weather delay the job?
It can, for external work. Wet joints and cold, damp or frosty conditions stop the sealant bonding properly, so external work may be moved if conditions aren’t right. Internal work is far less affected.
What affects the price in Mottingham
Quotes vary with the job. Expect it to depend on:
- Which sealant the job calls for
- Site requirements such as inductions and permits
- Access and working height
- Removal of failed or old sealant
The work involved drives the cost: stripping out, preparation, sealing, access and phasing. Call for a quote and we’ll explain how it’s made up.
Details that help us quote
A few photos plus some basic facts will normally do. Please tell us:
- A wide shot and a close-up of the area
- Approximate linear metres or a joint schedule
- Whether an asbestos survey exists
- Anything awkward about access or site hours
Specifications, drawings and tender packages are welcome with any enquiry, and we’ll price against exactly what is specified. For smaller jobs, photographs and a description will do.
Mastic sealing in Mottingham: the local picture
The 2 miles around Mottingham include 14 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 usually handles notices to residents and access to flats. We fit the programme to your notice periods.
Older community buildings, Jubilee International Church among them, often have frames of mixed ages whose mastic varies. Schools and community buildings such as Marvels Lane Primary School need frame and external mastic kept sound like any building.
Mottingham is about 1 mile south-west of Eltham, in Greater London. We cover commercial sites throughout Mottingham, whether it’s a single job or part of a planned programme. Across Greater London, 764 places are covered, including Mottingham. London is covered too, around 7 miles from Mottingham.
Commercial sites across SE9, SE12 and BR1 are covered for mastic joints. Buildings on Horley Road, Dorset Road and Albert Road are within our area for mastic joints. If your building is just outside Mottingham, we cover Chinbrook (1 mile south-west), Grove Park (1 mile west), Coldharbour (1 mile east), Middle Park (1 mile north) and Horn Park (1 mile north-west). Further afield, our area takes in London (7 miles north-west), City of Westminster (10 miles north-west), Marylebone (10 miles north-west), Kensington (11 miles north-west), St Pancras (9 miles north-west) and Shoreditch (8 miles north-west).
Local landmarks in Mottingham
In Mottingham, that means premises near Colfe's School, Chinbrook Meadows and Haberdashers' Aske's Knights Academy. The nearest railway station is Grove Park station, roughly 0.7 miles west of the centre. Other landmarks nearby include Greenwich Castle (3.5 miles north-west) and Prefab Museum (1.7 miles west). Green spaces nearby include Summer Hill and The Tarn.
Nearby places to Mottingham
Also in Mottingham
When to bring in a specialist
General builders and handymen seal joints, but it isn’t their main trade. A specialist prepares properly, controls joint depth and picks a product with the right movement class.
Redoing a failed joint usually costs more than getting it right at the outset, since all of it has to come out and the faces be cleaned back again. For that reason, many FMs and contractors use a sealant specialist from the outset.
Signs you need mastic sealing in Mottingham
UV and rain age external sealant. It stiffens, stops stretching and cracks most of all on the sunniest and most exposed elevations.
Most enquiries start with one or more of the following:
- The same joint failures repeated across a portfolio
- Repeated reactive repairs to the same buildings
- Water getting in round frames after rain
- Worn sealant at communal door frames
Owners of student blocks near University of Greenwich - Avery Hill (2 miles north-east of Mottingham) can schedule frame and external mastic for the summer vacation.
Before you book anyone
- Whether old or failed sealant will be cut out, not overlaid
- Will CSCS-carded applicators be on site?
- What level of public liability insurance do they hold?
- The named product and why it was chosen