Greater London · England
Sand Mastic in West Wickham
Problem with your window and door surrounds in West Wickham? We cut out the old, prepare the joints and apply the right sealant.
- Draughts and rain around sash boxes
- Patchy fillers round a sash window
- Mastic dropping out of the joint
How we quote for sand mastic
Every job gets its own quote. These are the things that affect it:
- The number of rooms or windows
- The type of sealant required
- How easy the joints are to reach
- How much old sealant there is and how hard it is to remove
Doing several joints on one visit is normally more efficient than separate visits, so tell us about everything that needs sealing. We’ll send you a clear quote for the lot.
What to tell us for a quote
Photos help, but a description is a good start. Try to tell us:
- What’s wrong with the joints now
- Any previous sealing or DIY work
- How we’d reach the joints
- Whether it’s a home or a business
To get a quote, ring 0345 464 0079 or drop us an email with the location and a short description of the problem. You’ll have a clear quote before we start.
How we handle sand mastic in West Wickham
Sand mastic suits most period window surrounds. On modern frames we’d normally use a flexible sealant and we will explain which is best for yours. We’re often asked to deal with mastic dropping out of the joint and window mastic to renew ahead of painting, on stone surrounds, sash and case windows and period & listed homes.
From mansion-block windows to modern glazing in new flats, London has every kind of frame. Over the years, the sealant around them shrinks, cracks and pulls away, which is when draughts and damp patches appear in homes in West Wickham.
Big or small, you get the same one-year guarantee.
- Where
- West Wickham (BR4, CR0, BR3)
- Wider area
- Greater London
- Cover
- One year on every job
- Quote
- A clear price before any work starts
- Phone
- 0345 464 0079
- Updated
- 26 October 2026
Leave it or put it right?
New sash windows are a major, costly change and on a listed home, consent may be needed. Where the frames are in good order, new mastic seals the surround. In older London homes, water behind a failed joint soaks into brick and timber without much sign, and by the time it shows on a wall or ceiling in West Wickham, the repair is bigger than the sealant job would have been.
We do not show prices on the website, because each job is priced on what it involves. Call for a quick quote.
What you get with us
- A 12-month guarantee on all work
- Tidy, careful work
- Old sealant always removed completely
- An ARBOMaster approved applicator
See our cost guide or what customers say.
Towns and villages near West Wickham
What else we do in West Wickham
West Wickham homes and the weather
With historic houses such as Addington Palace (about 1.6 miles south-west) nearby, there’s older building stock in the area around West Wickham as well as newer homes. Where a home is older, older timber frames in brick or stone need a different approach from a modern uPVC window. In London conversions and blocks, the lease decides who is responsible for the frames, so check that before you book.
If you look after a building such as Oak Lodge Primary School, its window and door frames need their mastic kept sound, just like a home’s. For an older house near a landmark such as St Francis of Assisi, the joint between an old wall and a newer frame is usually the first place rain gets in.
West Wickham is about 2 miles south of Beckenham, in Greater London. We carry out sand mastic for homes and businesses in West Wickham. Across Greater London, we cover 764 places, and West Wickham is one of them. There’s also a page for London, about 9 miles away.
Here we cover the BR4, CR0 and BR3 postcode area for sand mastic. That includes homes and businesses on Ash Road, Kent Road and Oak Avenue and the roads around them. Other places close to West Wickham include Coney Hall (1 mile south), Spring Park (1 mile west), Eden Park (1 mile north), Hayes (1 mile east) and Addington (1 mile south). Larger places within reach include London (9 miles north), City of Westminster (11 miles north-west), Marylebone (11 miles north-west), Kensington (12 miles north-west), St Pancras (11 miles north) and Shoreditch (11 miles north).
Local landmarks in West Wickham
Locally, jobs take us to homes and businesses close to Millers Pond, Langley Park School for Girls and The Wheatsheaf pub, among other places. West Wickham has its own railway station: West Wickham station. A little further out are The Mall (2.4 miles north-east) and National Psychosis Unit (0.6 miles north-west). For a walk, there’s Duppas Hill and Bramley Bank.
What we do, step by step
On the day, there’s very little for you to do. Point us to the joints and we’ll get on with it. The work itself takes a few hours per window, depending on the condition of the joints from start to finish. For a job in West Wickham, parking and access are the things to plan: tell us about permits, visitor bays or off-street space, which floor we’re working on and whether there’s a lift.
- We start by checking each surround and agreeing the joints to renew.
- We rake out the old mastic and clean the joint.
- Large voids are packed out first, so the mastic isn’t too thick.
- The mastic is mixed, pressed into the joint by hand and shaped.
- We dress the surface so it sits neatly against the masonry.
Before we arrive
- Tell us about any water getting in
- Let us know about parking restrictions
- Try not to wet indoor joints just before the visit
Get a quote
Quotes start with a quick conversation. Tell us what’s wrong, where it is and how much there is. When it suits you, ring 0345 464 0079 or drop us an email.
Related advice
DIY versus a professional finish
If you do try it yourself, take your time over the preparation: remove every trace of old sealant, clean and dry the joint, and follow the product’s cure time. If it fails, we can still redo it.
The difference is mostly in the preparation and the product. We take joints back to clean, dry surfaces, and the sealant is chosen for how the joint moves and where it is, then guaranteed for a year.
When to call us in West Wickham
Most of it is simply age. Even well-laid mastic needs renewing in time and how long it lasts depends on the weather it faces.
These are the problems we’re asked about most:
- Mastic worn away on windows facing the weather
- Open joints round the window box
- Tired mastic found when preparing windows for paint
- Cement or filler used on old window joints that has cracked
As a London address, West Wickham can be tricky for parking: tell us about permits, visitor bays or off-street space when you book.
Questions to ask before booking
- How long the guarantee is
- What product goes in the joint
- Whether all the old sealant comes out first
- When the joint can take water or movement
For landlords and businesses
Whether it’s one flat or a portfolio, you get the same standard of work: the old material taken out, careful preparation and a 12-month guarantee.
Letting agents often deal with us directly. Send the address, what’s needed and the access arrangements and we’ll quote.
West Wickham: your questions answered
Is West Wickham in your area for sand mastic?
Yes. We work across London and the South East, and West Wickham is part of that. Just ring 0345 464 0079 or email us with a few details of the job.
Is parking an issue for sand mastic in West Wickham?
In much of London, parking needs planning: a visitor permit or a bay close to the door helps a lot, so mention what’s available when you book.
Do you remove the old sealant?
Yes. Sealing over the old bead is the commonest cause of early failure, so we never do it.
Can new sealant go over the old?
No, because it fails. The old sealant always comes out first, so the new sealant bonds properly.
Will it make a mess?
Tidy work is part of the job. Nearby surfaces are protected.
Can sand mastic be painted?
Traditional guidance is not to paint over sand mastic. Ask us before you decorate around it and we will talk you through it.
Are you ARBOMaster approved?
Yes. ARBOMaster is the approved applicator scheme for Arbo sealants, and we are part of it.
What guarantee comes with the work?
There’s a 12-month guarantee on every job.
Aftercare tips
A little care helps the new joints last. We recommend:
- Go gently near the mastic when preparing windows
- Inspect the joints round the windows every year or so
- Ask us before painting near the mastic
- Plan mastic work ahead of painting
Keep gutters and sills clear so water runs away from the surround. Water sitting against the mastic shortens its life.
It’s best to renew mastic before painting the windows. Painting over failed mastic hides the problem for a while.