Mastic Sealing in Shortlands
Sealant work in Shortlands for main contractors, managing agents and facilities managers: mastic sealing for building owners, managing agents and housing associations, quoted at a fixed price.
- Mastic failing across several blocks on an estate
- Water getting in round frames after rain
- Repeated reactive repairs to the same buildings
Mastic sealing for Shortlands sites
Share the site address and what’s failing, and we’ll reply with a fixed quote or arrange a visit.
How we handle mastic sealing in Shortlands
In buildings from before 2000, some old mastics contain asbestos. Before we disturb it, we ask to see the asbestos register or survey and if it’s suspected, work stops until it’s tested. Removing asbestos-containing material isn’t something we do. If you are dealing with damp patches beside frames and occupiers reporting cold air round windows, we can put it right. Sealant applicators who only do sealant are a different proposition from a general trade with a gun in the van: on jobs in Shortlands, preparation and product choice get the time they need.
Across Greater London, Shortlands included, the ULEZ applies, and parking and loading rules differ from street to street. For a block or estate, it helps to know where we can park and stage materials.
The 12-month guarantee covers our workmanship: preparation, application and finish. Damage, later alterations by others and movement beyond what the joint was designed for sit outside it.
- Where
- Shortlands (BR2, BR1, BR3)
- Region
- Greater London
- Guarantee
- A 12-month guarantee
- Price
- Fixed quote, scope in writing
- Phone
- 01277 525 020
- Page updated
- 3 November 2026
After the work
Problems stay small when the joints are checked regularly. In particular:
- Look at the sunniest and most exposed elevations first
- Plan resealing building by building rather than complaint by complaint
- Keep a record of when each building was resealed
- Check the asbestos register before any old mastic is disturbed
If paintable sealant was used, decoration can follow once it has cured. Silicone normally can’t be painted, so keep decorators off it.
Joints on a building age together, so it pays to look at the whole elevation. Doing them together saves going back again and again.
Signs you need mastic sealing in Shortlands
Poor preparation explains many failed joints. Without clean, sound faces and a primer where the product needs one it comes away from one face.
What tends to prompt an enquiry:
- Leaks at window and door perimeters
- Repeated reactive repairs to the same buildings
- Window mastic that has split and shrunk
- Communal area joints that look neglected
For owners of several units at places like Chartwell Business Centre, 1.4 miles to the east of Shortlands, one programme can deal with frame and external mastic across the lot.
Questions to ask before you book
- Are they CHAS accredited or on Constructionline?
- Who will actually carry out the work
- What level of public liability insurance do they hold?
- The named product and why it was chosen
What affects the price in Shortlands
What shapes the price:
- Location, for remote and island sites
- Any access equipment needed
- The site’s rules and procedures
- Specialist products, such as fire-rated or hygienic sealants
Every site prices differently: joint size, product, access and site hours all play a part. A fixed quote follows once we understand the job.
Details that help us quote
Good information means a firmer quote. When you get in touch, include:
- Approximate linear metres or a joint schedule
- Access details, including height
- Whether an asbestos survey exists
- Any specification or named product
Photos, drawings or a schedule of the joints are often enough for a fixed quote. If the job needs a look first, we will arrange a site visit.
Why deal with it now?
A bead run over old mastic can look like a repair. It doesn’t bond and normally fails within a short time. Full removal and proper preparation is what lasts. In a London building, a failed joint rarely affects only one party. Putting it right early is less disruptive than dealing with the consequences.
Quantities, awkward access and phased working all shape the price. Site requirements like inductions and permits play a part as well.
Why appoint us
- Products installed to the manufacturer’s instructions
- Old sealant cut out, never sealed over
- One number for every site we cover
- CHAS accredited
Read what affects the cost and how we’re accredited.
When it isn’t the sealant
Part of a good diagnosis is knowing where sealant stops. You’ll hear from us if the cause turns out to be any of the following:
- Misted or failed double-glazed units
- Leaks from above rather than through a joint
- Old mastic suspected of containing asbestos, which must be tested and dealt with by a specialist first
If in doubt, give us a call on 01277 525 020 or email the details over and we’ll say what we think.
What we seal
- Balcony and threshold joints
- Communal entrances and stairwells
- Communal kitchens and washrooms
- External wall and movement joints
- Window and door perimeters on blocks
- Shopfronts below residential blocks
Common questions from Shortlands clients
Is Chartwell Business Centre, near Shortlands, within your area?
Yes. We cover Shortlands and the area around it, including industrial estates, business parks and retail parks such as Chartwell Business Centre. A few photographs and the unit address let us price the work.
Can you quote for a block close to Shortlands station?
Yes. Blocks of any size are within what we do. Send the address, photographs of the elevations and your access arrangements, and we will give a fixed quote.
What paperwork can you provide?
Let us know your requirements: tell us what site paperwork you need (RAMS, insurance certificate, CSCS details) and we’ll confirm with the quote. We hold CHAS accreditation and Constructionline membership.
Do you work in Shortlands?
Yes. We cover Shortlands, within our coverage of Greater London, South East England and Scotland. For a quote, speak to us on 01277 525 020 or send details through our quote form.
How long before the joints can be used?
That comes down to the sealant and the temperature. Some products skin over quickly but need longer to cure fully, so we’ll confirm the curing time on the day.
Can you reseal a whole block or estate?
We can. We survey and price each building, then work through them in order, and the programme can start with the worst.
Do you check for asbestos in old sealant?
Some mastics in pre-2000 buildings contain asbestos. We check the asbestos register or survey before disturbing it, and if it’s suspected, work stops until it’s tested.
Our process
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. The ULEZ covers the whole of Greater London, and parking near a job is rarely simple. Let us know about any on-site parking or loading arrangements when you send the job details.
- First we look at the mastic on each building and note what needs replacing.
- A fixed quote follows, split by block or building if that suits you.
- The programme is fixed with you, including dates you can pass on to residents or tenants.
- Failed mastic is removed and the faces taken back to sound, dry material.
- Backing rod and primer go in as the joint requires, then the new bead is placed and tooled.
- Each building is checked on completion and the work carries our 12-month guarantee.
Before we start on site
- Arrange parking or a loading space
- Share your working hours and any access restrictions
- Warn occupants and staff about the work
Get a fixed quote
If there’s a specification, drawings or a tender package, send it with your enquiry, and we’ll price the work to it. Smaller jobs need nothing more than photographs and a few notes.
Advice
Planned mastic for Shortlands portfolios
For a London block, the agent or landlord usually handles notices to residents and access to flats. We plan around the notices and access you arrange. 20 care or nursing homes sit less than 2 miles from Shortlands. Owners of care premises can bring window and door mastic into a phased programme planned around the home.
Student accommodation around universities such as University of Greenwich - Avery Hill, 4.6 miles to the north-east of Shortlands, is typically managed block by block, which suits a planned mastic programme. Buildings close to stations like Shortlands station, 0.5 miles north of Shortlands, are often flats over shops, with frame mastic to keep sound.
Shortlands is about 1 mile south-west of Bromley, in Greater London. Shortlands sits inside our coverage and the rest of Greater London, and jobs here get the same fixed quote and 12-month guarantee as anywhere else. 764 places across Greater London fall within our area, including Shortlands. London is covered too, some 8 miles away.
Business premises anywhere in BR2, BR1 and BR3 are within our area for mastic joints. Streets here include Hayes Lane, Stone Road and Hayes Road. Nearby places we also cover include Eden Park (1 mile south-west), Hayes (2 miles south), Bromley Common (2 miles south-east), West Wickham (2 miles south-west) and Southborough (2 miles east). A short drive away, we cover London (8 miles north-west), City of Westminster (10 miles north-west), Marylebone (11 miles north-west), Kensington (11 miles north-west), St Pancras (10 miles north-west) and Shoreditch (10 miles north).
Landmarks near Shortlands
Recent enquiries here include premises near The Richmal Crompton pub, Church House Gardens and Langley Park School for Girls. The nearest railway station is Shortlands station, about 0.5 miles north. A little further out are Bromley Hospital (0.7 miles east) and Bethlem Museum of the Mind (1.6 miles south-east). Green spaces nearby include Summer Hill and Downham Woodland Walk.