Greater London · England
Remedial sealant & repairs in The Burroughs, Greater London
Failed sealant joints in The Burroughs need attention? We cut out the old, prepare the joints and apply the right sealant, and the work is guaranteed for a year.
- Beads that never stuck properly
- Products that weren’t meant for the joint
- Leaks that keep coming back after resealing
Remedial sealant for homes and businesses in The Burroughs
Decorators’ caulk in a shower, bathroom silicone on a window, a rigid filler in a movement joint will not last, however tidy it looks. We take it out and use a sealant made for that joint. Common call-outs are for mould trapped under a layer of silicone and sealant peeling off a dusty or damp surface, on expansion joints, botched or over-sealed joints and mouldy bath & shower sealant.
London homes include a lot of flats, conversions and mansion blocks, so a bathroom is often directly above a neighbour’s ceiling. That makes worn sealant and cracked grout in The Burroughs more than a cosmetic job.
We guarantee the work for a year. If there’s a problem with our work within the year, let us know and we’ll sort it.
- Where
- The Burroughs (NW4, NW9, NW11)
- Region
- Greater London
- Cover
- A year, on every job
- Price
- A clear quote up front
- Call
- 0345 464 0079
- Last updated
- 26 October 2026
Questions from The Burroughs
Can worn sealant in a flat in The Burroughs cause a leak downstairs?
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.
Is parking an issue for remedial sealant in The Burroughs?
It can be, so it helps to tell us about permits, visitor bays or off-street space when you book. The visit is then planned around what’s available.
Do you work for letting agents?
Yes. We work in homes, commercial premises and hotels.
Can you take off two layers of silicone?
Yes. Both layers come out; new silicone does not bond to old silicone, which is why over-sealing fails.
Can you work on commercial sites?
Yes, regularly. We can plan bigger jobs in stages to suit the site.
Do you hold any approvals?
Yes. We are an ARBOMaster approved applicator, which is run for the Arbo sealant brand.
Will the old sealant be removed?
Yes, always, and completely. New sealant will not bond properly to old, so any old material comes out before anything new goes in.
Does someone need to be in?
For indoor joints, yes, someone needs to let us in. Once we have agreed the job, you don’t need to watch us work.
Towns and villages near The Burroughs
Also in The Burroughs
What sealant work can’t fix
In fairness, there are a few things sealant will not fix:
- Sealant in an older building that needs testing for asbestos first
- Failed tanking or loose tiles behind the sealant
- A cracked shower tray or bath (that needs repair or replacing)
If you’re not sure, just phone 0345 464 0079 or email us and we will give you a straight answer.
Joints and surfaces we work on
- Leaking tray & enclosure joints
- Expansion joints
- Shrunken worktop sealant
- Botched or over-sealed joints
- Mouldy bath & shower sealant
- Failed movement joints
How the job changes by surface
Movement & expansion joints
Some movement joints have been filled with mortar or grout. Where it can be raked out, we replace it with flexible sealant.
Over-sealed & botched joints
A thick bead smeared across tiles often hides mould or gaps. We strip it back so we can see the joint, then reseal neatly.
Keeping the joints in good condition
Good habits help new joints last longer. Our tips:
- Keep bleach and abrasives off the bead
- Run the fan after every shower
- Look for stains below bathrooms now and then
- Don’t point over movement joints
Where we have pointed out another fault, have it put right, because the new sealant can’t hold back a problem underneath.
A split movement joint lets rain into walls and floors, and left long enough, the edges of the joint can crumble. A joint with sound edges is far easier to reseal.
What affects the quote in The Burroughs
We do not publish a price list, because jobs vary so much. The quote depends on:
- The size of the job
- The product the joint needs
- How much old sealant there is and how hard it is to remove
- When we can work, for business premises
Instead of a standard rate, we price the job in front of us: how many joints, what’s in them now and how we reach them. You will know the price before we begin.
What we need to know
The more you tell us, the more accurate the quote. When you get in contact, it helps to mention:
- The address or postcode of the job
- How we’d reach the joints
- Photos by email, if that’s easy
- If it’s domestic, commercial or a hotel
We do not publish a price list. Instead, we send you a clear quote for your job. To get started, phone 0345 464 0079 or drop us an email.
What we’re called out for in The Burroughs
Water from somewhere else can ruin a good seal. A leaking valve, a failed waste or cracked grout feeds water behind the bead, and the sealant lifts or goes mouldy from underneath.
Look out for any of the following:
- A second bead peeling off the first
- Leaks that keep coming back after resealing
- Kitchen joints letting water behind the worktop
- Black mould underneath the bead
Letting a property close to Hendon station? Then a joint that keeps failing is best fixed properly while the property is empty.
Before booking anyone
- How the joint is cleaned and prepared
- The length of the guarantee
- How the colour is chosen
- What happens if the job turns out different
For landlords and businesses
Letting agents often deal with us directly. Send the address, what’s needed and the access arrangements.
We work for landlords and letting agents as well as householders. Resealing between tenancies keeps a property looking cared for before the next move-in.
Remedial sealant around The Burroughs
London’s water is hard, so limescale builds up on sealant, grout and fittings. The Burroughs has hotels and guest accommodation nearby. As well as homes, we work in hotel bathrooms, where resealing and regrouting can be done room by room.
As a London address, The Burroughs can be tricky for parking: tell us about permits, visitor bays or off-street space when you book. Managing a site like St Joseph's Catholic Primary School? Then its toilets, changing areas and kitchens need their sealant renewed like any other building’s.
The Burroughs is about 2 miles south-east of Burnt Oak, in Greater London. We provide remedial sealant to homes and businesses in The Burroughs and the surrounding area. Across Greater London, we cover 764 places, The Burroughs among them. We also work in London, about 8 miles from The Burroughs.
Every address in NW4, NW9 and NW11 is within our area for remedial sealant, from the main roads to the quietest streets. Whether your property is on Bell Lane, Eaton Road and Lodge Road or anywhere close by, we can help. Main roads around The Burroughs include the A41, which makes travel easy. Close by, we work in Hendon (1 mile south-east), Colindale (1 mile west), Brent Cross (1 mile south-east), West Hendon (1 mile south-west) and The Hyde (1 mile south-west). Larger places within reach include London (8 miles south-east), City of Westminster (6 miles south-east), Marylebone (6 miles south-east), Kensington (6 miles south), St Pancras (6 miles south-east) and Shoreditch (8 miles south-east).
What’s near The Burroughs
Locally, jobs take us to homes and businesses close to The Claddagh Ring pub, Brampton College and Kisharon College and the streets around them. The Burroughs’s nearest station is Hendon station, roughly 0.8 miles south-west. A little further out are Church Farmhouse Museum (within half a mile north) and Brent Cross Shopping Centre (0.8 miles south). Green spaces nearby include Parliament Hill and Darland's Lake.
How the visit works
Once we’re on site, we check the joints match what you told us. If anything is different, we explain it before carrying on. After that, the work takes a few hours, depending on how many layers have to come out. In The Burroughs, as in most of London, parking needs a little planning. It helps if you can point us to a visitor permit or a bay close to the door.
- First we work out whether the problem is the sealant, movement or a leak.
- Old beads and residue are removed down to clean surfaces.
- We treat any mould and dry the joint thoroughly.
- The right product goes in, with backing where the joint moves.
- The joint is tooled and you’re told about anything else we found.
Before we arrive
- Clear the area around the work
- Tell us about any previous sealing or DIY attempts
- Let us know about parking restrictions
Get a quote
Asking for a quote is easy: tell us what needs doing and where, and roughly how big it is. A few photos by email make the job easier to understand, and we’ll come back to you with a quote.