Greater London · England
Floor Joint Sealing in East Dulwich
Professional floor joint sealing in and around East Dulwich, with old sealant always removed completely and a 12-month guarantee.
- Gaps between floors and kitchen plinths
- Perimeter joints in tiled floors filled with grout
- Chipped and open joints in warehouse floors
Floor joint sealing for homes and businesses in East Dulwich
Large tiled floors, and those over underfloor heating, often need movement joints. We can turn a line of grout into a movement joint by replacing it with flexible sealant coloured to suit the grout. We work on thresholds, skirting boards and tiled floors, and the jobs we see most are worn sealant at door thresholds and failed joint filler in concrete floors.
New flats are going up across London, many of them in larger developments. In a new development, snags are often reported through the developer or the managing agent, and failed shower seals, open skirting joints and gaps at thresholds are typical.
A 12-month guarantee comes with the work, just as it does everywhere we cover.
- Where
- East Dulwich (SE5, SE22, SE15)
- Region
- Greater London
- Cover
- 12 months on all our work
- Quotes
- Quoted before any work starts
- Call
- 0345 464 0079
- Page updated
- 26 October 2026
Joints and finishes in East Dulwich homes
Many of London’s new homes are flats in bigger developments, where snags may need reporting through the developer or the managing agent. Floors around Greater London run from suspended timber in older homes to concrete in newer houses and units, and each moves in its own way. The joint at the skirting or threshold has to allow for that.
Schools such as Dog Kennel Hill School are buildings too, and floor and threshold joints in busy corridors wear quickly and are best resealed early. If you look after a church, hall or community building such as The Latter Rain Outpouring Revival Church, floor and skirting joints in halls and kitchens wear like any others.
East Dulwich is about 3 miles south of London, in Greater London. Whether you are in the middle of East Dulwich or further out, floor joint sealing is available for homes and businesses alike. Across Greater London, we cover 764 places, East Dulwich among them.
We work across SE5, SE22 and SE15 for floor joint sealing. That includes homes and businesses on Rye Lane, Wren Road and Adys Road. East Dulwich is on the A2214 and A2215, which makes it straightforward to reach with everything needed for floor joint sealing. We also cover the places around East Dulwich: Denmark Hill (1 mile north-west), Herne Hill (1 mile south-west), Dulwich Village (1 mile south), Camberwell (1 mile north) and Peckham (1 mile north-east). Larger places within reach include London (3 miles north), City of Westminster (5 miles north-west), Marylebone (5 miles north-west), Kensington (6 miles north-west), St Pancras (5 miles north) and Shoreditch (4 miles north).
Landmarks near East Dulwich
Around East Dulwich, our work takes us to homes and buildings near The Fox on the Hill pub, The Charter School East Dulwich and The Charter School, among other places. There’s a railway station in East Dulwich itself: East Dulwich station. Other landmarks nearby include House of Dreams Museum (under half a mile south-east) and Surrey Quays Shopping Centre (2.8 miles north-east). Green spaces nearby include Knight's Hill and Centre for Wildlife Gardening.
Towns and villages near East Dulwich
Also in East Dulwich
Keeping the joints in good condition
A little care helps the new joints last. We recommend:
- Use furniture pads near skirting
- Act on grout cracks that run in a straight line
- Keep caulk for dry, still joints only
- Keep dirt out of the joints
Keep heavy traffic off resealed concrete joints for the cure time we give you. Cone off the area if needed while it cures.
Once concrete joint edges start to break, wheels make it worse. Sealing them early protects the edges and the surface smoother.
What affects the quote in East Dulwich
There’s no set price list, because no two jobs are the same. What we look at:
- Working hours on commercial sites
- The type of sealant required
- Whether the work is at height
- The number and length of the joints
Leaving a failed joint normally makes the job bigger, not smaller. If you’re not sure whether it needs doing, ring 0345 464 0079 or drop us an email and we will give you an honest view and a quote.
Helping us quote
What to tell us when you ask for a quote:
- Whether it’s a home or a business
- The problem you’ve noticed
- The address or postcode of the job
- How many joints, rooms or windows are involved
To get a quote, call 0345 464 0079 or email us with the location and a short description of the problem. You’ll have a clear quote before we start.
How it works
We bring everything the job needs with us, so you do not need to buy or prepare anything. Once we have agreed what’s being done, the area is protected and the work begins. Most jobs take a morning or an afternoon for most homes. 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.
- The room is cleared along the joints so we can reach them.
- We take out the cracked caulk, grout or old sealant.
- We clean and dry the edges of the joint.
- A flexible sealant suited to the floor is applied.
- Finally, we check the work and talk you through aftercare.
Preparing for the visit
- Clear the area around the work
- Mention any sign-in or site rules at work premises
- Let us know if you’ve seen damp or leaks
How to get a quote
Call for a quick quote, or email us if that’s easier. Tell us about the joints that need doing and we’ll explain what’s involved.
Related advice
What happens if it’s left?
Waiting until the next redecoration can mean a winter of draughts and dirt in the gaps. It’s a quick job to seal them now for most homes. In London conversions, one flat’s bathroom is often above another flat’s ceiling, so a small leak from tired sealant can mean a neighbour’s ceiling and a lot of disruption. Dealing with it early is far simpler.
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 make a difference.
Why us?
- Approved under the ARBOMaster scheme
- Trusted Arbo and Everbuild sealants
- 20+ years of sealant experience
- Colour picked to suit the job
Take a look at our cost guide and customer reviews.
Landlord and commercial work in East Dulwich
We also work for property managers and facilities teams in East Dulwich and across Greater London. We can quote a run of properties together, and we are fully insured for the work.
We regularly work with letting and managing agents. Tell us the address, the job and how access works.
Your questions about floor joint sealing in East Dulwich
Can you do floor joint sealing in East Dulwich?
Yes. We work across London and the South East, and East Dulwich is part of that. You can phone 0345 464 0079 or drop us an email and let us know what needs doing, and we’ll give you a clear quote.
Do you work for landlords with property near East Dulwich station?
Yes, landlords and agents are among the people we work for. You can phone 0345 464 0079 or send us an email with the details for a clear quote.
Is there any odour?
That depends on the sealant. Some smell for a while, some hardly at all.
Is the work guaranteed?
Yes. All our work carries our one-year guarantee.
Are you ARBOMaster approved?
Yes. Mr Mastic is an ARBOMaster approved applicator and we are fully insured too.
How soon can the floor be mopped?
It depends on the product and the conditions. Before we leave, we tell you when it can be walked on, mopped and driven over.
Should I try DIY first?
You can, for simple jobs. The key is preparation: remove all the old material and work on a clean, dry joint. We can always put it right if it fails.
Do I have to be there?
For indoor joints, yes, someone needs to let us in. After that, you can carry on with your day.
What we’re called out for in East Dulwich
Wheels crossing an unfilled concrete joint chip its edges. Hard wheels damage the joint edges.
Signs it’s time to call us include:
- Failed seals where bathroom floors meet baths and panels
- Cracked caulk along skirting in bathrooms and kitchens
- Grout used at the floor edge instead of sealant
- Floor edges that trap water and grime
As a London address, East Dulwich can be tricky for parking: tell us about permits, visitor bays or off-street space when you book.
What to look for in a quote
- How the surfaces are prepared before sealing
- Is VAT in the price?
- Whether they seal over old material or remove it
- What insurance they hold
Surface by surface
Commercial floors
Floor joint work in businesses can be planned around your hours. Out-of-hours working can be arranged if the floor is busy.
Skirting boards
On painted skirting, we can use a flexible sealant that takes paint. Where water is involved, silicone is the better choice.