Greater London · England
Remedial Sealant in Downe
Removing failed, mouldy or leaking sealant and putting it right for homes and businesses in Downe and across Greater London. ARBOMaster approved applicators, fully insured, with a one-year guarantee.
- Sealant applied over old sealant that has lifted
- Gaps opening along the back of the worktop
- Floor or wall movement joints that have failed
How the job changes by surface
Movement & expansion joints
A movement joint must be able to stretch. We remove the failed sealant, fit backing and reseal.
Windows & doors
Wrong-coloured or messy mastic can be replaced for appearance too, matched to the frame colour.
Remedial sealant for homes and businesses in Downe
Water on the floor doesn’t always mean failed silicone. Cracked trays, leaking wastes and faulty valves often look like a sealant problem. If that is what we find, we’ll tell you rather than reseal something that will not fix it. We work on shrunken worktop sealant, mouldy bath & shower sealant and expansion joints, and the jobs we see most are floor or wall movement joints that have failed and sealant peeling off a dusty or damp surface.
London homes include a lot of flats, conversions and mansion blocks, and many bathrooms sit right above someone else’s ceiling. That makes worn sealant and cracked grout in Downe more than a cosmetic job.
The work is covered for a year after we finish. If there’s a problem with it, please ring 0345 464 0079 or email us.
- Place
- Downe (BR6)
- Region
- Greater London
- Cover
- A year, on every job
- Quote
- Quoted before any work starts
- Telephone
- 0345 464 0079
- Updated
- 26 October 2026
What affects the quote in Downe
There’s no set price list. The quote depends on:
- Whether there’s mould to deal with
- Whether the work is at height
- How many areas need sealing
- Working hours on commercial sites
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
To help us quote quickly, please include:
- The rough size of the job
- Where the property is
- If it’s domestic, commercial or a hotel
- The problem you’ve noticed
For remedial sealant in Downe, phone 0345 464 0079 or drop us an email. A short description of the job and where it is helps us quote, and we will agree the price before any work begins.
DIY versus a professional finish
Overfilling a joint is a classic DIY mistake. A thick, smeared bead looks untidy and doesn’t move well, and getting the depth right matters as much as the look.
If you’ve already had a go yourself, that’s fine. We remove it and do the joint properly, so just mention it when you contact us.
What we’re called out for in Downe
Joint depth matters. A bead bonded on three sides, or laid too thick, cannot flex, so it tears when the joint moves. Backing sets the depth and stops that.
Any of these means the joints need attention:
- Mould trapped under a layer of silicone
- Over-sealed joints coming away
- A shower that leaks however often it’s resealed
- Products that weren’t meant for the joint
For an older house near a landmark such as St Mary's Church, timber floors under older bathrooms flex, so joints need a sealant that moves with them.
Before booking anyone
- How the surfaces are prepared before sealing
- Which sealant they’ll use, and why
- What the quote includes, VAT included or not
- How long to leave it before use
When it isn’t the sealant
We’d rather tell you now than do work that will not last, so here’s what sealant can’t put right:
- A cracked shower tray or bath (that needs repair or replacing)
- A tray or worktop that needs refixing first
- Sealant in an older building that needs testing for asbestos first
If you’re not sure, just phone 0345 464 0079 or drop us an email and we’ll give you a straight answer.
Where we work in Downe
- Botched or over-sealed joints
- Failed movement joints
- Shrunken worktop sealant
- Expansion joints
- Leaking tray & enclosure joints
- Mouldy bath & shower sealant
Also in Downe
Why deal with it now?
Ripping out a bathroom isn’t generally needed. When the fittings are sound, stripping and resealing the joints is often enough. Where something else has failed, you’ll hear it from us. In a flat in Downe, failed sealant seldom stays inside your own four walls: water from a shower or window joint can reach the flat below, and gaps in fire-stopping matter to everyone in the building.
There are no prices on our website, because each job is priced on what it involves. For a quick quote, please phone 0345 464 0079 or send us an email.
Why Downe customers choose us
- Over 20 years’ experience
- Experience in homes, commercial sites and hotels
- Fully insured
- Colour agreed with you before we start
Take a look at our cost guide or our reviews.
What remedial sealant looks like in Downe
London has a lot of flats and conversions, and a failed shower or bath seal in one can show up on the ceiling below, which is why it’s worth fixing early. London’s water is hard, which leaves limescale on sealant, grout and taps, and it has to be cleaned off before new sealant goes in.
Rented homes near Chelsfield station change hands often, and botched sealant from a previous quick fix is easier to strip out between tenants. If you look after a building such as Downe Primary School, we reseal washrooms and kitchens in schools and businesses as well as homes.
Downe is about 4 miles south-west of Orpington, in Greater London. Anywhere in BR6, our applicators can take on remedial sealant. 764 places in Greater London are on our list. There’s also a page for London, about 13 miles away.
Every address in BR6 is covered for remedial sealant, from the main roads to the quietest streets. Remedial sealant is available to properties on High Street, North End Lane and Belle Vue Road. We also cover Farthing Street (1 mile north-west), Hazelwood (1 mile east), Luxted (1 mile south), Leaves Green (1 mile west) and Single Street (2 miles south). Larger places within reach include London (13 miles north-west), City of Westminster (15 miles north-west), Marylebone (15 miles north-west), St Pancras (15 miles north-west), Shoreditch (14 miles north-west) and Hoxton (15 miles north-west).
Around Downe
Locally, jobs take us to homes and businesses close to The Queens Head pub, Charles Darwin School and South Park, among other places. For rail, the closest station is Chelsfield station, about 2.6 miles north-east. Other landmarks nearby include Crofton Roman Villa (2.7 miles north-east) and Princess Royal University Hospital (1.8 miles north). Green spaces nearby include Downe Bank Nature Reserve and Betsom's Hill.
How it works
We keep the work tidy and contained to the joints we are treating. Expect the work to take a few hours for most joints, depending on how much old sealant has to come out, and we tell you how long to leave it before we go. Many London jobs are in flats, so we come ready for stairs, narrow hallways and shared entrances. If the building has a concierge, managing agent or access rules, tell us when you book.
- We protect the surfaces around the joint.
- The botched or failed sealant is cut away completely.
- The joint is degreased and checked for movement and leaks.
- New sealant goes in once the joint is dry, and is tooled smooth.
- You get the cure time and our view on why the joint failed.
Getting ready for the visit
- Clear items away from the joints we are working on
- Try not to wet indoor joints just before the visit
- Let us know about earlier repairs to the joints
Ask for a quote
A good description makes for an accurate quote. Let us know the location, the problem and roughly how many joints, and email photos if that is easy.
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Downe questions
Can you help a landlord with a rental near Chelsfield station?
Yes, we work for landlords and letting agents. Just phone 0345 464 0079 or drop us an email and tell us about the property, and we’ll give you a clear quote.
I live in a flat in Downe. Can a failed seal leak into the flat below?
It can, yes: water that gets past a split bead or cracked grout often runs under the tray and shows on the ceiling below. It’s far simpler to replace tired sealant early than to deal with a neighbour’s ceiling.
Can you take off two layers of silicone?
Yes. We remove every layer; over-sealing fails because silicone will not bond to silicone.
What does remedial sealant cost?
The cost depends on the size of the job, access and how much old sealant has to come out. Ask us for a quote.
Can you fix a reseal that hasn’t worked?
Yes. First we check whether the leak is the sealant at all, then strip and reseal the joints.
Does someone need to be in?
We need access to the joints, so we will agree that with you when we book. Indoors, that generally means someone at home.
Should I try DIY first?
Sometimes. The key is preparation: remove all the old material and work on a clean, dry joint. If it doesn’t work out, we can redo it.
Do you hold any approvals?
Yes. We are approved under the ARBOMaster scheme, the approved applicator scheme for Arbo sealants.