Kent · England
Mastic man in Southborough
Resealing for Southborough’s homes around the Common, High Brooms’ Victorian terraces and the post-war houses along London Road.
- Fully insured
- Arbo and Everbuild sealants
- Clear quote before we start
Your local mastic man for Southborough
Southborough lies between Tonbridge and Royal Tunbridge Wells, strung along the London Road and gathered around its large Common. Its homes are a mix of rendered cottages, red-brick Victorian terraces and roomy post-war houses, with a few newer flats in between. Mr Mastic covers Southborough and High Brooms from our base in Crawley, resealing baths, showers, basins and kitchens, and replacing the mastic around windows, doors and external joints.
We take out the old sealant in full, every time. Mould lives under a failed bead, and new silicone won’t bond to old, so a quick top-up always lets go. Once the joint is clean and dry we choose a sealant that suits it: anti-fungal sanitary silicone for wet areas, a food-safe product by the sink, and flexible weatherproof mastic outside. If you’re weighing up whether to do it yourself, our article on choosing a mastic man sets out what a proper job involves.
From the Common to High Brooms
The historic heart of the town is the conservation area around Southborough Common, 71 acres owned and looked after by the Town Council. Tunbridge Wells Borough Council’s design guidance describes terraced red-brick and white-rendered houses close to the road here, with tile hanging, slate roofs and shops with flats above. Older render and tile-hung walls meet window frames at joints that need a sealant able to move, and where timber sashes survive, the mastic around them has to suit the frame as well as the wall.
Southborough began to expand rapidly from 1879, when the Holden Estate was sold and laid out for housing. Around Prospect Road and in High Brooms, where the brick and tile works drove the town’s growth, there are streets of late Victorian and Edwardian terraces with large bay windows. Bays have several frames, a sill and a roof joint each, and the mastic on all of them ages at different rates.
The London Road character area is the largest, mainly post-war detached and semi-detached houses on generous plots, many now with uPVC windows. There are newer homes too, including the estate at Barnetts Wood and three-storey flats at Salomons Grove, and warehouses on Draper Street are being turned into homes.
Bay windows, flats over shops and conversions
A lot of Southborough’s sealant work is about windows. The mastic around bay windows and uPVC replacements on the Victorian streets has often been there twenty years or more, and once it hardens it cracks and lets rain in behind the frame. We cut it out, clean back to sound brick or render and use a flexible window and door mastic in a colour that suits.
Flats above shops on the London Road, and homes in converted buildings, often have bathrooms squeezed into small spaces over someone else’s ceiling. A leaking shower tray can do damage downstairs long before you notice it, so we treat those seals with care, and we’re happy to deal with the building owner or agent about access.
London Road businesses, the civic centre and rented homes
Southborough’s new civic centre, completed in 2021 on the site of the old Royal Victoria Hall, is a reminder of how much the town has invested in its centre. Along the London Road there are shops, cafés, pubs and offices, and the High Brooms industrial estate sits on the old brickworks land. Staff washrooms, kitchens and customer toilets in places like these all need resealing in time, and we can work out of hours.
We also work for landlords and letting agents letting homes to commuters using High Brooms and Tonbridge stations, resealing between tenancies so the property is ready to show.
How a job runs
- Call or email. Tell us what needs doing, where it is and anything about access. Photos by email help.
- Get a clear quote. We give you a clear price before any work starts, and agree a date with you.
- Cut out and prepare. All the old sealant comes out, and the joints are cleaned, treated and dried.
- Neat new sealant. Each joint gets the sealant that suits it, laid and smoothed to a tidy finish.
- Leave it to cure. We tell you how long to leave it before use, and the work carries our one-year guarantee.
Our services in Southborough
- Bathroom & kitchen resealing: Bathroom and kitchen joints taken back to a clean, dry surface and finished with fresh anti-fungal silicone that won’t lift.
- Window & door mastic: Window and door mastic that has dried out in the sun replaced with a weather-resistant joint that can move with the frame.
- Commercial & hotel sealant: Guest bathrooms, staff washrooms and kitchens in commercial buildings resealed in a planned order that keeps the site running.
- Remedial sealant & repairs: Leaks and lifting beads from earlier sealant jobs put right, starting with finding out why they failed.
- Fire-rated sealant: Gaps in fire-separating walls and floors sealed with fire-rated products, following the tested details for each one.
- External & façade joints: Split or perished joints in walls and cladding replaced with exterior sealant designed to stretch with the building.
- New-build mastic & snagging: Snagging sealant for new homes and plot-by-plot mastic for builders and developers.
- Floor & skirting joints: Movement joints in tiled and concrete floors, and skirting gaps, sealed so they stay tidy and keep dirt out.
- Regrouting: Cracked, stained or crumbling grout raked out and replaced, with corners resealed in silicone.
- Glazing & conservatory sealant: Glass-to-frame joints on conservatories, rooflights and shower screens cut out and resealed.
- Gutter, fascia & soffit sealing: Gutter unions, outlets and fascia joints that leak in heavy rain cleaned and resealed.
- Sand mastic for sash & case windows: Sash and case window surrounds in stone and brick re-pointed with traditional sand mastic.
Why Mr Mastic in Southborough
From Crawley, Southborough is a straightforward trip into West Kent, and we treat a single bath seal with the same care as a whole building. Our team has 20+ years of experience, is fully insured and holds ARBOMaster approved applicator status, working with Arbo and Everbuild sealants. Over 2,847 projects and a 4.9-star Google rating from more than 180 five-star reviews say the rest. The quote is clear and agreed first, and the work carries a one-year guarantee.
Around Southborough
From the centre, the nearest railway station is High Brooms station. Local landmarks include Royal Victoria Place (1.6 miles south), Tunbridge Wells Museum and Art Gallery (1.6 miles south) and Tonbridge Castle (2.8 miles north). Typical jobs near the centre are in homes and businesses around Southborough CofE Primary School, St Gregory's Catholic School, St Gregory's Catholic School and Christ Church. Nearby green spaces include Tudeley Woods RSPB reserve and Barden Lake.
What customers say
Rated 4.9 on Google from 180+ five-star reviews. Read the reviews on Google.
“Called for a bathroom reseal and the mastic man showed up on time with all the right equipment. Brilliant attention to detail. The sealant looks perfect and they kept everything tidy.”
“We had old mastic that needed replacing throughout our kitchen and bathrooms. The mastic man professional was knowledgeable, quoted fairly, and delivered excellent quality work. Highly recommend!”
“Professional mastic man service from start to finish. They assessed the work properly, gave a clear quote, and executed the job perfectly. Very satisfied with the results.”
Areas of Southborough we cover
Find your area below, or call 07833 053749 or email us with your postcode and a few details.
Towns near Southborough
Your questions about mastic work in Southborough
Do you cover all of Southborough?
Yes. We cover the whole town, including the area around the Common, Prospect Road, High Brooms and the London Road, and nearby Bidborough, Tonbridge and Tunbridge Wells.
My house is in the conservation area. Does that change anything?
For like-for-like resealing it rarely does, but we’ll match sealant colour to the frame and wall so the joint stays discreet.
The mastic around our bay window has cracked. Can you redo it all?
Yes. We replace the joints around each frame, the sill and the meeting points, so the whole bay is sealed together.
Can you seal against tile hanging or render?
Yes. We use a flexible exterior sealant and backing rod where the gap is deep, so the joint can move with the wall.
I rent out a flat above a shop on London Road. Can you reseal between tenants?
Yes. Between lets is ideal, as the sealant can cure before anyone uses the shower.
Do you work on the High Brooms industrial estate?
Yes. We reseal staff washrooms, kitchens and welfare areas, and out-of-hours working can be arranged.
Can silicone around timber sashes be painted?
Silicone can’t be painted. Where a joint needs painting, we’ll suggest a suitable paintable sealant instead.
Is every job guaranteed?
Yes. All our work comes with a one-year guarantee.