Greater London · England
External Mastic in Locksbottom
External mastic across Locksbottom and nearby, with every bit of old sealant taken out first and a one-year guarantee.
- Plants rooting in failed movement joints
- Movement joints with cracked, split or missing sealant
- Gaps where render, brick and frames meet
How we handle external mastic in Locksbottom
We cut out failed sealant, set the joint depth with closed-cell backing rod and reseal with a low-modulus exterior sealant. We pick a colour that sits well with the wall so the line blends in. We work on façade panels, concrete & block and joints between brick and frames, and common reasons people get in touch are joints with sealant missing in places and water getting into walls through failed joints.
Newer London blocks are built with movement joints in brick and render, and with cladding joints sealed with mastic. Period houses have different weak points, such as gutter joints, trims and the line where an extension meets the old wall.
All our work is covered by a one-year guarantee, wherever you are in Greater London.
- Where
- Locksbottom (BR6, BR2, BR5)
- Region
- Greater London
- Guarantee
- One year on every job
- Price
- A clear price before we start
- Phone
- 0345 464 0079
- Last updated
- 26 October 2026
Outside joints around Locksbottom
With historic houses such as Down House (about 2.7 miles south) nearby, there’s older building stock in the area around Locksbottom as well as newer homes. In older buildings, older walls and rooflines need a sealant that moves with them and suits the material. London and the South East are among the drier parts of the UK, though outdoor sealant still has to go onto a dry joint, so the forecast decides the day.
As a London address, Locksbottom can be tricky for parking: tell us about permits, visitor bays or off-street space when you book. For landlords with property near Orpington station, failed wall and movement joints let damp in, so they’re worth checking between tenancies.
Locksbottom is about 2 miles south-west of Orpington, in Greater London. Whether you are in the middle of Locksbottom or further out, we cover external mastic for every kind of property. Locksbottom is one of 764 towns and villages in Greater London where we work for external mastic. Our London page covers work nearby, about 11 miles away.
Our applicators cover all of the BR6, BR2 and BR5 postcode area for external mastic. That includes homes and businesses on Mada Road, Winton Road and Park Avenue and the roads around them. Other places close to Locksbottom include Crofton (1 mile east), Farnborough (1 mile south-east), Petts Wood (1 mile north-east), Bromley Common (1 mile north-west) and Keston (1 mile south-west). We also work in nearby towns such as London (11 miles north-west), City of Westminster (14 miles north-west), Marylebone (14 miles north-west), Kensington (14 miles north-west), St Pancras (13 miles north-west) and Shoreditch (12 miles north-west).
Landmarks near Locksbottom
Locally, jobs take us to homes and businesses close to South Park and Darrick Wood School and the streets around them. The closest station to Locksbottom is Orpington station, about 1.2 miles east. Nearby you will also find Princess Royal University Hospital (0.5 miles south-west) and Crofton Roman Villa (1.2 miles east). Open spaces near Locksbottom include Summer Hill and Downe Bank Nature Reserve.
Places near Locksbottom
What else we do in Locksbottom
What sealant work can’t fix
Honest advice matters more to us than a booking, so here’s what new sealant will not do:
- Render that is blown, hollow or coming away
- Subsidence or other structural problems
- Cracks in the bricks or render themselves, away from the joints
Not sure which it is? You can call 0345 464 0079 or email us and we will tell you honestly.
Where we work in Locksbottom
- Render & cladding joints
- Copings & trims
- Façade panels
- Concrete & block
- Brickwork movement joints
- Joints between brick and frames
Work for landlords, hotels and businesses
In hotels, rooms out of use cost money, so we plan the work room by room around your bookings where we can. Hotel work is part of what we do, alongside homes and businesses.
From a single let to a portfolio, you get the same standard of work: the old material taken out, careful preparation and a 12-month guarantee.
What we do, step by step
We work through the job in order: protection first, then preparation, sealing and a tidy-up. For most jobs that takes a few hours for a handful of joints, longer for a whole elevation and we leave things clean and tidy. For a job in Locksbottom, parking and access are the things to plan: tell us about permits, visitor bays or off-street space, which floor we are working on and whether there’s a lift.
- We start by walking round the building and agreeing the joints and the access.
- Every bit of old sealant and any mortar or debris is cut out.
- The faces are brushed clean and primed where the product requires it.
- We fit closed-cell backing rod to control the depth.
- The exterior sealant is applied, tooled and checked along its length.
Getting ready for the visit
- Mention any tricky access
- Tell us about any previous sealing or DIY attempts
- Plan for the work area to be out of bounds to pets and children
Ask for a quote
The more we know about the job, the more useful the quote. Tell us where the job is, what’s wrong and how much there is, and add pictures by email if you can.
Read more
Do you need external mastic in Locksbottom?
The wrong product in a moving joint is a classic cause. A high-modulus or general-purpose sealant can be too rigid for a busy joint, so it pulls away from the edges.
Common reasons people contact us are:
- Old sealant gone brittle and cracked
- Damp patches traced to an open external joint
- Joints with sealant missing in places
- Gaps where render, brick and frames meet
In the older streets around St Paul, older walls, gutters and the joints where extensions meet them need a flexible sealant.
Before you book anyone
- How long the guarantee is
- How hidden problems are handled
- What the quote includes, VAT included or not
- What the cure time is
Why it’s worth doing now in Locksbottom
A failed movement joint lets water into the wall. Resealing early keeps the job to the joint itself, rather than the wall around it. In a London flat, a failed joint rarely stays your problem alone: water from a shower or window joint can reach the flat below, and gaps in fire-stopping matter to everyone in the building.
Every job is a little different, so we quote each one individually. The number of joints, how easy they are to reach and the sealant needed all play a part, and we will explain the quote if you ask.
Why book with us
- A choice of colours where the product allows
- We agree the colour with you first
- Anti-fungal silicone where joints get wet
- Neat joints and a tidy finish
Read what affects the cost or customer reviews.
How the job changes by surface
Concrete and blockwork
Blockwork and concrete shrink over time and move with the seasons. Their movement joints are sealed over backing rod with a flexible sealant.
Cladding and façade panels
Panel systems often rely on sealant between and around the panels. Each joint gets a sealant that suits the panel and its movement.
Aftercare tips
Aftercare is simple:
- Deal with leaking gutters that soak the joints below
- Look over the joints every year, ideally after winter
- Make sure movement joints aren’t pointed over
- Get split or bare joints resealed while the damage is small
Avoid pressure-washing straight into the joints. High-pressure water can lift the edges over time.
Water getting behind cladding or render can go unnoticed for a long time. By the time there’s a damp patch, the damage can be well established, so it’s worth resealing at the first signs.
Your questions about external mastic in Locksbottom
Do you work for landlords with property near Orpington station?
Yes, we work for landlords and letting agents. Just phone 0345 464 0079 or send us an email and tell us about the property, and we will give you a clear quote.
Can parking be tricky for a visit in Locksbottom?
It can be, so it helps to tell us about permits, visitor bays or off-street space when you book. That way the visit can be planned around it.
Can you quote for more than one area?
Yes, we can. Several rooms, windows or areas can go on one quote.
How long should I leave it?
That depends on the sealant used, so follow the cure time we give you.
How do I get a quote for external mastic in Locksbottom?
Size, access and the old material all affect the cost. Ask us for a quote and we will talk you through it.
Can you seal over the old sealant?
No, because it fails. The old sealant always comes out first.
Do you come to Locksbottom?
Yes, we do. Our applicators work in Locksbottom.
Do you work at height?
It depends on the building. Send us pictures and a rough idea of the height, and we will confirm what access is needed.