Greater London · England
Floor Joint Sealing in Dulwich
Floor joint sealing for Dulwich and the surrounding area: careful preparation, the right product and tidy work. Call for a quick quote.
- Cracked caulk along skirting in bathrooms and kitchens
- Chipped and open joints in warehouse floors
- Open gaps along the bottom of skirting boards
What happens on the day
When we arrive, we look over the joints with you first. We protect the surfaces around the joints before any work begins. Most jobs take a few hours for most rooms, longer for large commercial floors. Many London jobs are in flats, so we come ready for stairs, narrow hallways and shared entrances. Mention any building rules, key holders or managing agents when you book.
- First, the floor type, the gap and the traffic are checked.
- We remove what’s in the joint now.
- We vacuum out the joint and add backing where the depth needs setting.
- We apply the sealant in a colour that suits the floor.
- The joint is tooled neatly and the cure time explained.
Preparing for the visit
- Plan for the work area to be out of bounds to pets and children
- Move anything stored near the joints
- On commercial sites, let us know about site rules
Getting a quote
If you’re in Dulwich and need floor joint sealing, call 0345 464 0079 or email us. Tell us what the problem is and where, and you’ll get a clear quote before we start.
Advice
Floor joint sealing in Dulwich
The gap under a skirting board often opens as floors and walls move with the seasons. Caulk tends to crack there, so we use a flexible sealant that moves with the floor. We work on tiled floors, commercial floors and thresholds, and the jobs we see most are concrete floor joints that have broken down and cracked caulk along skirting in bathrooms and kitchens.
From brand-new flats to converted terraces with new flooring, London has every kind of floor. Every joint between floor, skirting and threshold has to cope with some movement, in Dulwich as anywhere.
You are covered for a year from the day we finish. If anything is not right with it, phone 0345 464 0079 or email us.
- Where
- Dulwich (SE22, SE21, SE23)
- Wider area
- Greater London
- Guarantee
- One year on every job
- Price
- A clear quote up front
- Call
- 0345 464 0079
- Updated
- 26 October 2026
Looking after it afterwards
After the cure time, these simple habits help:
- Mark off resealed joints in warehouses
- Avoid caulk in bathrooms and kitchens
- Have a cracking tiled floor checked before tiles break
- Keep floor cleaning water to a minimum at the edges
Keep heavy furniture from dragging across the joints. Dragging can tear the bead before it has fully cured.
Sealing a gap while it’s small is a quick job. Ignored, they fill with dirt and open further over time.
Can I do it myself?
The difference is mostly in the preparation and the product. We take joints back to clean, dry surfaces, and the sealant is matched to the joint and its conditions.
Too much sealant is as bad as too little. A heavy bead looks messy and copes badly with movement, and the joint depth matters as much as the finish.
Leave it or put it right?
Leaving skirting gaps until the next decorating job lets dirt and draughts in. Sealing them now is a short job in most rooms. In older London homes, water behind a failed joint soaks into brick and timber without much sign, and by the time it shows on a wall or ceiling in Dulwich, the repair is bigger than the sealant job would have been.
Some things make a job bigger or smaller: the old material and how easily it comes out, any mould to treat, and whether we need extra access for height. We take all of that into account in your quote.
Why Dulwich clients choose us
- 20+ years of sealant experience
- You choose the colour before work begins
- Sealant colour chosen to suit
- Anti-fungal sanitary silicone in wet areas
Take a look at how sealant jobs are priced and what customers say.
Common problems we fix in Dulwich
Caulk is the usual filler for skirting. It cracks where there’s movement or water, which is why so many skirting joints look broken.
It’s worth asking for a quote if you see:
- Failed seals where bathroom floors meet baths and panels
- Open gaps along the bottom of skirting boards
- Rigid edge joints in tiled floors
- Failed joint filler in concrete floors
Letting a property close to West Dulwich station? Then a tidy floor and skirting joint helps a rental look ready for the next tenant.
Questions to ask before you book
- When the joint can take water or movement
- Are they insured?
- How the colour is chosen
- How the joint is cleaned and prepared
FAQs for Dulwich
Can you help a landlord with a rental near West Dulwich station?
Yes, landlords and agents are among the people we work for, and several properties can go on one quote. You can ring 0345 464 0079 or email us with the details for a clear quote.
Is parking an issue for floor joint sealing in Dulwich?
In much of London, parking needs planning: a visitor permit or a bay close to the door helps a lot.
Can I do it myself?
It depends on the job. High-level, external movement and fire-rated joints are professional jobs, while a short indoor joint may be within reach.
Will there be a smell?
There can be a smell while the sealant cures, which fades as it sets. Ventilation helps.
What causes gaps between the floor and skirting?
Floors and walls move a little with the seasons, and new floors settle. We close it with a flexible sealant that moves with the floor.
Can new sealant go over the old?
No, it will not last. It may look fine at first, but the new bead soon lifts. The old sealant has to come out completely.
How long before the joint can take traffic?
We’ll tell you before we leave. It depends on the sealant, and light foot traffic is normally fine before wet cleaning or wheels.
Where is Mr Mastic based?
Our base is in Crawley, and we work across South East England, London and Scotland.
Floor joint sealing in Dulwich: local notes
Many of London’s new homes are flats in bigger developments, where snags may need reporting through the developer or the managing agent. Across Greater London, floors range from older suspended timber floors to concrete slabs in newer homes and commercial units, and each moves in its own way. The joint at the skirting or threshold has to allow for that.
For buildings such as Christ's Chapel of God's Gift, joints in its floors, skirtings and thresholds need resealing as they wear. Schools such as St Anthony's Catholic Primary School are buildings too, and floor joints in corridors, halls and entrances take heavy wear and need resealing before the edges break up.
Dulwich is about 1 mile south-east of Herne Hill, in Greater London. Wherever you are in the SE22 postcode area, our applicators can take on floor joint sealing. We cover 764 towns and villages across Greater London.
We cover every part of the SE22, SE21 and SE23 postcode area for floor joint sealing. Streets in the area include Court Lane, Druce Road and Boxall Road, all of which we cover. You will find Dulwich on the A2216, which makes it straightforward to reach with everything needed for floor joint sealing. Close by, we work 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). Within a short drive, we also cover 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).
Around Dulwich
In Dulwich, that means homes and buildings near The Crown and Greyhound pub, Dulwich Park and Alleyn's School. The nearest railway station is West Dulwich station, about 0.7 miles south-west. A little further out are Dulwich Community Hospital (0.9 miles north) and Greenwich Castle (4 miles north-east). The countryside around Dulwich includes Knight's Hill and Centre for Wildlife Gardening.
How we quote for floor joint sealing
The price is agreed before any work begins. It takes into account:
- When we can work, for business premises
- Whether the work is at height
- The number of rooms or windows
- The product the joint needs
No two jobs are quite the same, so each one gets its own quote. The number of joints, how easy they are to reach and the sealant needed all make a difference.
What to tell us for a quote
Before you ask for a quote, have a think about:
- Where the property is
- Roughly how big the job is
- If it’s domestic, commercial or a hotel
- Whether it has been sealed before
For a quick quote, get us on the phone, or email us if that is easier. Tell us about the joints that need doing and we’ll explain what’s involved and give you a clear price.
What else we do in Dulwich
Different surfaces, different methods
Tiled floors
Tiled floors need movement joints at edges and across large areas. We replace grout with flexible sealant along the right lines.
Skirting boards
Skirting gaps are one of the most common floor joints we seal. The old caulk is removed first.