Greater London · England
Floor & skirting joints in Ladywell, Greater London
Sealing skirting-to-floor joints, tiled floor movement joints and concrete floor joints in Ladywell, with a 12-month guarantee on every job. Ask us for a quote.
- Worn sealant at door thresholds
- Rigid edge joints in tiled floors
- Open joints around bathroom floor edges
Ladywell questions
Do you work for landlords with property near Ladywell station?
Yes. We work for letting agents and landlords as well as householders, and several properties can be quoted together. You can ring 0345 464 0079 or drop us an email with the details for a clear quote.
Is parking a problem for a job in Ladywell?
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.
Is caulk good enough for skirting?
Only on dry joints that do not move. It splits once the floor shifts, so the gap comes back. A flexible sealant lasts longer there.
Why does the gap under my skirting keep coming back?
It’s normally the floor moving: heating drying the timber, or a filler that is too rigid. A flexible sealant stays closed as the floor moves.
Will you leave a mess?
Not at all. The area is protected while we work and cleaned up afterwards.
Do you work on commercial floors?
Yes, including warehouses, units, shops and offices. Work can be planned around your hours, and out-of-hours work can be arranged.
Can new sealant go over the old?
No. New silicone won’t bond to old silicone, and anything trapped underneath, including mould and water, stays there. We remove it all first.
Do you cover Ladywell?
Yes. From our base in Crawley, we cover South East England, London and all of Scotland.
Floor joint sealing in Ladywell, done properly
Painted skirting can be sealed with a flexible product that can be painted over. In wet areas we’d normally use silicone. If you are dealing with cracked grout where a tiled floor needs a movement joint and perimeter joints in tiled floors filled with grout, we can put it right.
Across London, commercial floors have movement joints that break down under heavy foot traffic, and new homes need their plot mastic finished properly before handover.
A 12-month guarantee comes with the work, just as it does everywhere we cover.
- Place
- Ladywell (SE13, SE6, SE4)
- Wider area
- Greater London
- Guarantee
- 12 months on all our work
- Quote
- Quoted before any work starts
- Call
- 0345 464 0079
- Last updated
- 26 October 2026
What happens on the day
Before we leave, we go over the finished joints with you. The visit itself generally takes a morning or an afternoon for most homes, depending on the amount of work. 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.
- Old material is removed from the joint.
- We clean and dry the edges of the joint.
- We apply a flexible sealant suited to the floor and tooled.
- We check the joints and explain the aftercare.
Getting ready for the visit
- Keep children and pets away from the work area
- Let us know if you’ve seen damp or leaks
- Move anything stored near the joints
Getting a quote
Need a quote? Please call 0345 464 0079 or drop us an email and tell us about the job. You will know what we plan to do, and what it will cost, before any work begins.
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Also near Ladywell
What else we do in Ladywell
How the job changes by surface
Tiled floors
A crack running along a grout line is often a sign of a missing movement joint. We rake out that line and seal it.
Wet room and bathroom floors
Floor joints in bathrooms take water every day. They’re sealed with a flexible, anti-fungal silicone that keeps water out.
How to look after the new joints
So the new joints stay in good condition:
- Keep heavy wheels off new concrete joints until cured
- Use furniture pads near skirting
- Keep dirt out of the joints
- Do not paint over silicone
Do not paint over silicone. If the joint will be painted, tell us beforehand so we use a paintable sealant.
In wet areas, an open floor joint lets water reach the subfloor. Resealing early keeps it out.
DIY sealant or a professional job?
If you’ve already had a go yourself, that is fine. We cut it out and start again, so tell us about it when you ask for a quote.
The biggest DIY mistake is sealing over old sealant. Silicone does not stick to old silicone, so it peels away and traps moisture behind it. All the old material has to come out first.
For landlords and businesses
We also work for businesses, from offices to washrooms and kitchens. On commercial sites, working times can be discussed when we quote.
We also work for property managers and facilities teams. Several sites can go on one quote, and we’re fully insured for the work.
What affects the cost of floor joint sealing
Your quote is based on your job. We take into account:
- The old material and how stubborn it is
- Whether the work is at height
- Whether there’s mould to deal with
- The type of sealant required
What it costs depends on how much there is to do, how much old material has to come out and access to the work. You will have a clear quote before any work starts, so you know where you stand.
Asking for a quote
Photos help, but a description is a good start. Please mention:
- Photos by email, if that’s easy
- If someone has resealed it before
- Where the job is, and your postcode
- How we’d reach the joints
There’s no standard price list, because every job is different. Instead, we send you a clear quote for your job. To arrange one, phone 0345 464 0079 or send us an email.
Honest limits
It helps to know what we can’t do too:
- Concrete repairs beyond the joint
- Subfloor problems that need a flooring contractor
- Movement too big for a sealant joint
If in doubt, call 0345 464 0079 or send us an email and we will say what we think.
Surfaces we seal
- Commercial floors
- Concrete floor joints
- Skirting boards
- Thresholds
- Wet room & bathroom floors
- Tiled floors
Joints and finishes in Ladywell homes
Floors around Greater London run from suspended timber in older homes to concrete in newer houses and units, and they don’t all move the same way. That’s why the skirting and threshold joints need a flexible seal. Many of London’s new homes are flats in bigger developments, where snagging may go through the developer or managing agent.
Rented homes near Ladywell station change hands often, and a tidy floor and skirting joint helps a rental look ready for the next tenant. Managing a site like St Mary's Lewisham Church of England Primary School? Then entrance and corridor floor joints take a lot of traffic. Community buildings like Church of St Mary the Virgin are part of the picture too: joints in its floors, skirtings and thresholds need resealing as they wear.
Ladywell is about 1 mile south-east of New Cross, in Greater London. From the centre of Ladywell to the outskirts, floor joint sealing is available for homes and businesses alike. We cover 764 towns and villages across Greater London.
We work across the SE13, SE6 and SE4 postcode area for floor joint sealing and the streets around it. Streets in the area include Veda Road, Roxley Road and Honley Road, all of which we cover. Neighbouring places we cover for floor joint sealing include Lewisham (1 mile north-east), Crofton Park (1 mile west), Hither Green (1 mile east), Brockley (1 mile west) and Catford (1 mile south). Further out, we also cover London (5 miles north-west), City of Westminster (7 miles north-west), Marylebone (7 miles north-west), Kensington (9 miles west), St Pancras (7 miles north-west) and Shoreditch (6 miles north-west).
Landmarks near Ladywell
Locally, jobs take us to homes and businesses close to The London & Rye pub, Trinity Church of England School and Ladywell Fields, among other places. There’s a railway station in Ladywell itself: Ladywell station. Nearby you will also find Greenwich Castle (1.8 miles north) and University Hospital Lewisham (within half a mile north-west). The countryside around Ladywell includes Brookmill Road Local Nature Reserve and Knight's Hill.