Greater London · England
Angel New Build Mastic
We cover Angel for plot mastic for developers and snagging failed sealant in new homes. Old sealant removed completely, joints prepared properly and a 12-month guarantee.
- Cracks appearing as a new home settles
- Beads laid onto grit and dust from the build
- Plot mastic for developers ahead of handover
New build mastic in Angel
Snagging sealant properly means taking the failed bead out completely. Fresh silicone cannot bond to the old layer, so it all comes out before we clean, dry and reseal. Common call-outs are for second-fix sealing on new plots and internal frame sealant that has split, across windows & doors, show homes and plot handovers.
London homes range from new-build flats to period conversions with new floors laid over old boards. Every joint between floor, skirting and threshold has to cope with some movement.
A one-year guarantee comes as standard, so you are covered after we have gone.
- Place
- Angel (N1, N1P, EC1V)
- Region
- Greater London
- Guarantee
- A year, on every job
- Quote
- Quoted before any work starts
- Telephone
- 0345 464 0079
- Updated
- 26 October 2026
Angel: your questions answered
Can you do new build mastic in Angel?
Yes. We work across London and the South East, and Angel is part of that. You can ring 0345 464 0079 or drop us an email and let us know what needs doing, and we’ll send you a clear quote.
Do you work for landlords with property near London Kings Cross station?
Yes, landlords and agents are among the people we work for, and several properties can go on one quote. You can phone 0345 464 0079 or send us an email with the details for a clear quote.
Will you just run a new bead over the existing one?
No. New silicone will not bond to old silicone, so sealing over the top fails quickly. The old sealant always comes out first.
Why has my new-build shower seal failed already?
Cracking in the first couple of years is common. Rushed application on dusty surfaces makes it worse.
How long does the job take?
As a guide, most jobs take a few hours for most snagging lists, longer for a run of plots. Larger jobs naturally take longer, and we will say how long yours will take.
Are you insured?
Yes, we are fully insured.
Do you take on second-fix sealing for builders?
Yes. Plot mastic and second-fix sealing for developers is part of our work. Send us the plot schedule and we’ll quote.
What sealant do you use?
Each joint gets the product that suits it. Where it moves, gets wet or faces the weather makes a difference, and we will explain our choice.
Towns and villages near Angel
What else we do in Angel
Looking after it afterwards
Joint life depends on how it’s used and looked after. We suggest:
- Watch for new gaps as the house dries out
- Wipe joints with warm soapy water
- Wait for the cure time before using a resealed shower
- Avoid running a DIY bead over the old one
Watch the joints as the house settles. Hairline gaps can open as timber and plaster dry, and they’re simple to reseal once movement has slowed.
Lifting sealant traps moisture and mould behind it. Resealing before mould gets in keeps the job straightforward.
New homes and floors in Angel
Many of London’s new homes are flats in bigger developments, where snags may need reporting through the developer or the managing agent. Rainfall in the South East is lower than in much of the UK, but outside sealant still needs a dry, clean surface, so outdoor work is planned around the forecast.
For new homes near London Kings Cross station, it’s worth checking the sealant early, while snags are still fresh. As a London address, Angel can be tricky for parking: let us know about parking bays, permits or a driveway.
Angel is about 1 mile north-east of St Pancras, in Greater London. Whether you are in the middle of Angel or further out, new build mastic is available for homes and businesses alike, from flats and houses to offices and hotels. Angel is one of 764 places in Greater London where we work for new build mastic.
Every address in N1, N1P and EC1V is covered for new build mastic, from the main roads to the quietest streets. That includes homes and businesses on City Road, Noel Road and Dewey Road. Being close to the A501, Angel is easy for our applicators to reach for new build mastic. We also cover Pentonville (1 mile north-east), Clerkenwell (1 mile south), Islington (1 mile north), St Pancras (1 mile south-west) and Kings Cross (1 mile west). Further out, we also cover Kensington (5 miles south-west), Walthamstow (5 miles north-east), Hampstead (3 miles north-west), Ruislip (13 miles west), Brompton (4 miles south-west) and Stockwell (4 miles south).
Near you in Angel
We work in homes and buildings around Risinghill School, Pilsudski Institute of London and The Angel pub and the streets around them. Nearby too are Barnard Park (less than half a mile north-west) and Elizabeth Garrett Anderson School (less than half a mile west). Angel’s nearest station is London Kings Cross station, about 0.7 miles west of the centre. Nearby you will also find Finsbury Health Centre (0.5 miles south) and Museum of Funeral History (less than half a mile south). Green spaces nearby include Barnsbury Wood and St. James's Park Lake.
Why deal with it now?
A tube of sealant from the DIY shop won’t fix the cause: grit, unprimed surfaces and old layers underneath. Proper removal and preparation are what make it last. Converted houses in London often have a bathroom above someone else’s living room, and a slow leak from a failed seal can end up in the flat below. Putting it right early is much less trouble for homes in Angel.
A failed joint rarely gets cheaper to fix by waiting, as water and mould keep getting in. If you are unsure, phone 0345 464 0079 or drop us an email for an honest opinion and a quote.
Why choose Mr Mastic in Angel
- More than 20 years in sealant work
- Every job guaranteed for a year
- White, clear, grey or another colour, product permitting
- Arbo and Everbuild products
Take a look at our cost guide or our reviews.
Quotes for new build mastic in Angel
Call for a quick quote. The main things that affect it are:
- Any working-time requirements on site
- How many areas need sealing
- Which sealant suits the joint
- Mould in or behind the old joints
We don’t show prices on the website, because the cost depends so much on the job itself. For a quick quote, please call 0345 464 0079 or email us.
Helping us quote
Photos by email are helpful but not essential. Please mention:
- The type of property
- What the problem is, such as mould, gaps, leaks or cracking
- If someone has resealed it before
- Any access issues, like height or stairs
We quote each job on its own, so start by telling us what you need. Just call 0345 464 0079 or send us an email with the details and send pictures if you have them.
The process
You do not need to clear the whole room or building, just the space around the work. Everything nearby is protected, and the job takes a few hours for most snagging lists, longer for a run of plots for a typical job. In Angel, flats, stairs and shared entrances are part of the routine. Mention any building rules, key holders or managing agents when you book.
- First, the list of joints is agreed from your snagging sheet or plot schedule.
- Every bit of the old builder’s sealant is cut out, with no layer left behind.
- Joints are vacuumed and cleaned of building dust.
- Primer goes on where the surface and product need it, then the new sealant.
- Each bead is tooled and the cure times explained.
Getting ready for the visit
- On commercial sites, let us know about site rules
- Try not to wet indoor joints just before the visit
- Tell us about any previous sealing or DIY attempts
Ask for a quote
To get a quote, phone 0345 464 0079 or send us an email with the location and a short description of the problem. We will give you a clear quote before any work starts.
Advice
Surface by surface
Plot handovers
Developers can send the plot schedule and specification and we will quote. We seal bathrooms, kitchens, frames and floors as agreed.
Skirting and floors
Floors and skirting move as the house dries and the heating runs. Caulk cracks; a flexible sealant moves with it.
Landlords, agents and businesses in Angel
Mouldy or split sealant often shows up at the end of a tenancy, and it’s quick to put right between tenancies. We can quote for more than one property at once.
Letting agents often deal with us directly. Send the address, what’s needed and the access arrangements.
When it is not the sealant
We will always be straight with you, so here’s what sealant cannot fix:
- Disputes or warranty claims with your builder
- Settlement cracks that need a surveyor
- A tray or bath that isn’t properly supported, until it’s fixed
If you’re not sure, just call 0345 464 0079 or email us and we will give you a straight answer.
Joints and surfaces we work on
- Kitchens
- Show homes
- Plot handovers
- Bathrooms & en suites
- Skirting & floors
- Windows & doors