Greater London · England
Locksbottom New Build Mastic
Professional new build mastic in and around Locksbottom, with every bit of old sealant taken out first and a 12-month guarantee.
- Kitchen sealant that has pulled off the wall
- Cracked sealant around new window and door frames
- Cracks appearing as a new home settles
New build mastic in Locksbottom, done properly
Building dust is behind a lot of failed new-build sealant. We clean every joint thoroughly and prime where the surface and product need it, so the new bead bonds properly rather than sitting on a layer of grit. We work on bathrooms & en suites, skirting & floors and show homes, and the jobs we see most are plot mastic for developers ahead of handover and joints pulling apart as timber shrinks.
Across London, commercial floors have movement joints that break down under heavy foot traffic, while new homes need a neat, sound finish around frames, baths and kitchens before handover, in Locksbottom and beyond.
All of our work is guaranteed for twelve months, and the guarantee is the same wherever you are.
- Location
- Locksbottom (BR6, BR2, BR5)
- Wider area
- Greater London
- Cover
- A year, on every job
- Price
- Quoted before any work starts
- Call
- 0345 464 0079
- Page updated
- 26 October 2026
For landlords and businesses
Businesses can book us for washrooms, kitchens, offices and more. For commercial premises, we can talk through working times when we quote.
Whether it’s one flat or a portfolio, the work is the same standard: old sealant fully removed, joints prepared properly and a one-year guarantee.
Locksbottom questions
Do you work for landlords with property near Orpington station?
Yes, landlords and agents are among the people we work for, and several properties can go on one quote. Just ring 0345 464 0079 or send us an email with the address and what needs doing, and we’ll give you a clear price.
Is parking a problem for a job in Locksbottom?
London parking needs a little planning, so let us know about permits, bays or a driveway when you book. The visit is then planned around what’s available.
What do you put in the joint?
Each joint gets the product that suits it. Where it moves, gets wet or faces the weather makes a difference.
Are you an approved applicator?
Yes. We hold ARBOMaster approved applicator status and we’re fully insured too.
Can you quote for more than one area?
Yes. Just list everything you need and we will quote it together.
Can you work on commercial sites?
Yes. Commercial and hotel work is a large part of what we do, as well as homes. Working times can be discussed when we quote.
Can I do it myself?
For a simple, easy-to-reach joint, a careful DIYer can do a reasonable job. Most DIY failures come from sealing over old material, wet joints or too much sealant.
How long should I leave it?
Many sealants skin over quickly but take longer to cure fully. We’ll give you the cure time for the product we used before we leave.
Common problems we fix in Locksbottom
If plaster or screed was still damp when it was sealed, the bond suffers. On a busy site, joints are not always given time to dry before the sealant goes on.
People normally contact us after spotting one of these:
- Worktop and upstand sealant coming away
- Cracked sealant around new window and door frames
- Smeared, uneven beads picked up at snagging
- Joints pulling apart as timber shrinks
For new homes near Orpington station, it’s worth checking the sealant early, while snags are still fresh.
Before you book anyone
- What the quote includes, VAT included or not
- What preparation is included
- Whether you can choose the colour
- Whether they seal over old material or remove it
How it works
Every visit runs the same way: we check the joints, protect the area around them, do the work and tidy away. It generally takes anything from a few hours to several days, depending on the number of plots. Parking in much of London is by permit or pay-and-display, so it helps to know what’s near you in Locksbottom. A visitor permit or a nearby bay makes the visit run more smoothly.
- 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 down to clean surfaces.
- We clean out the dust and grit left from the build.
- Primer goes on where the surface and product need it, then the new sealant.
- We tool every joint neatly and tell you when each area can be used.
Preparing for the visit
- Keep children and pets away from the work area
- Let us know about stairs, lifts or work at height
- Let us know if you’ve seen damp or leaks
How to get a quote
Quotes start with a quick conversation. Tell us what’s wrong, where it is and how much there is. Whenever you are ready, ring 0345 464 0079 or email us.
Read more
Keeping the joints in good condition
Good habits help new joints last longer. A few tips:
- Report sealant problems to your builder during the snagging period
- Do not wait for the house to settle if water is getting through
- Avoid scourers and strong chemicals on sealant
- Do not seal over failed sealant yourself
Clean the sealant with a mild detergent and a soft cloth. Keep scourers and harsh chemicals off it, which can damage the surface.
A failed seal in a new home lets water into joists, plasterboard and ceilings. Catching it early keeps the fix to the sealant and the new finishes intact.
Surface by surface
Windows and doors
The gap between a new frame and its plaster reveal often opens up. We cut out the cracked bead and reseal with a flexible sealant that suits the frame.
Show homes
Show homes need sealant that looks right from day one. We lay neat, even beads in colours to suit the finishes.
When something else is needed
It helps to know what we can’t do too:
- Deciding who is responsible under a builder’s warranty
- Damaged fittings that need replacing
- A tray or bath that is not properly supported, until it’s fixed
If you are not sure, just call 0345 464 0079 or send us an email and we’ll give you a straight answer before you book.
Joints and surfaces we work on
- Plot handovers
- Skirting & floors
- Windows & doors
- Kitchens
- Bathrooms & en suites
- Show homes
Nearby places to Locksbottom
Other services in Locksbottom
New homes and floors in Locksbottom
Many of London’s new homes are flats in bigger developments, where snags may need reporting through the developer or the managing agent. The South East is one of the drier parts of the UK, but outside sealant still needs a dry, clean surface, so outdoor work is planned around the forecast.
As a London address, Locksbottom can be tricky for parking: let us know about parking bays, permits or a driveway.
Locksbottom is about 2 miles south-west of Orpington, in Greater London. Locksbottom gets the same service as everywhere we cover: the old material taken out, joints prepared properly and a 12-month guarantee. Our Greater London coverage runs to 764 places, and Locksbottom is one of them. There’s also a page for London, roughly 11 miles from Locksbottom.
All of BR6, BR2 and BR5 is within our area for new build mastic, from the main roads to the quietest streets. We cover properties on Mada Road, Winton Road and Park Avenue and the roads around them. Other places close to Locksbottom include Crofton (1 mile east), Farnborough (1 mile south-east), Petts Wood (1 mile north-east), Bromley Common (1 mile north-west) and Keston (1 mile south-west). Further out, we also cover London (11 miles north-west), City of Westminster (14 miles north-west), Marylebone (14 miles north-west), Kensington (14 miles north-west), St Pancras (13 miles north-west) and Shoreditch (12 miles north-west).
Local landmarks in Locksbottom
In Locksbottom, that means homes and buildings near South Park and Darrick Wood School, among other places. The nearest railway station is Orpington station, roughly 1.2 miles east. A little further out are Princess Royal University Hospital (0.5 miles south-west) and Crofton Roman Villa (1.2 miles east). Not far away are Summer Hill and Downe Bank Nature Reserve.
Why act early in Locksbottom
Small cosmetic gaps can wait for the house to settle, but water getting through cannot. If you are unsure which you have, ring 0345 464 0079 or email us with pictures and we’ll tell you. In a London flat, a failed joint rarely stays your problem alone: water can reach the neighbours below, and gaps in fire-rated joints affect the whole building.
There are no prices on our website, because the cost depends so much on the job itself. Call for a quick quote.
What you get with us
- 20+ years of sealant experience
- Experience in homes, commercial sites and hotels
- A choice of colours where the product allows
- We are fully insured