Greater London · England
Window Mastic in Bopeep
Professional window mastic in and around Bopeep, with every bit of old sealant taken out first and a 12-month guarantee.
- Sealant in the wrong colour for the frame
- Water coming in at the bottom corners of a door
- Cracked or shrunken mastic around the frame
About our window mastic in Bopeep
A window frame and the wall around it expand and shrink at different rates. Plastic and aluminium frames move with the temperature, while masonry stays fairly still. So the sealant has to stretch and recover, which is why we use a low-modulus product. Common call-outs are for mastic that’s falling out in pieces and cold air getting in at the frame edge, on composite doors, aluminium frames and window sills.
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, letting in draughts and water.
Each job carries a 12-month guarantee.
- Place
- Bopeep (BR6)
- Wider area
- Greater London
- Guarantee
- A year, on every job
- Quote
- A clear price before any work starts
- Telephone
- 0345 464 0079
- Last updated
- 26 October 2026
DIY sealant or a professional job?
Overfilling a joint is a classic DIY mistake. A thick, smeared bead looks untidy and does not move well, and getting the depth right matters as much as the look.
A DIY attempt doesn’t rule out a professional job. We remove it and do the joint properly.
How the visit works
You do not need to clear the whole room or building before we come, just the space around the work. We protect the rest, and the job takes a few hours for a few frames, or a day or more for a whole house for a typical job. In Bopeep, flats, stairs and shared entrances are part of the routine. Mention any building rules, key holders or managing agents when you book.
- First we look at every frame and agree the list.
- Next the failed sealant is cut away and the joint cleaned.
- Deep gaps are filled with backing rod to set the depth.
- New exterior sealant goes on in a matching colour and is tooled smooth.
- Every joint is checked before we leave.
Getting ready for the visit
- Let us know about parking restrictions
- Mention any leaks or damp you’ve noticed
- Mention if the joints have been sealed before
Getting a quote
There’s no standard price list. Instead, your job gets its own clear quote. To arrange one, phone 0345 464 0079 or email us.
Related advice
What sealant work cannot fix
To be straight with you, there are a few things sealant won’t fix:
- Draughts through the window seals rather than the frame
- Damp problems in the wall away from the window
- Broken hinges, locks or handles
If in doubt, ring 0345 464 0079 or email us and we will say what we think.
Surfaces we seal
- Composite doors
- Aluminium frames
- uPVC windows
- Timber windows & doors
- Window sills
- Patio & French doors
Why act early in Bopeep
The work is quick compared with the damage it prevents: the visit takes a morning for a couple of windows and a door. Leave it until water is coming in and you may need plastering and decorating as well. Damp from a failed joint spreads quietly in older London brickwork and timber, and by the time it shows on a wall or ceiling in Bopeep, the repair is bigger than the sealant job would have been.
A few things move the cost up or down: how much old sealant there is and how stubborn it is, any mould to treat, and whether the work is at height. Your quote takes all of that into account.
Why book with us
- An ARBOMaster approved applicator
- White, clear, grey or coloured to suit, where the product allows
- Over 20 years’ experience
- Quality sealants from Arbo and Everbuild
See our cost guide and our reviews.
Also in Bopeep
Work for landlords, hotels and businesses
Letting agents often deal with us directly. Tell us the address, the job and how access works and we will quote.
Water getting past a failed joint can damage the building, which matters even more when someone else lives there. Resealing at the right time is simple maintenance that we can handle for you.
When to call us in Bopeep
Every frame moves through the day. A plastic or aluminium frame lengthens in sunshine and shortens as it cools, while the masonry beside it stays put. If the sealant cannot stretch, it splits.
Common reasons people contact us are:
- Damp patches on the reveal after heavy rain
- Cracked sealant at the sill ends
- Black, perished sealant on frames
- Rushed sealant from a window installation
Managing a site like Chelsfield Primary School? Then larger buildings have plenty of frames, and the mastic around each one ages.
Before booking anyone
- How long to leave it before use
- Whether all the old sealant comes out first
- How long the guarantee is
- Whether VAT is included
Common questions in Bopeep
Do you work for landlords with property near Knockholt station?
Yes. We work for landlords and agents as well as homeowners, and several properties can be quoted together. You can phone 0345 464 0079 or send us an email with the details for a clear quote.
Do you cover Bopeep for window mastic?
Yes. We work across London and the South East, and Bopeep is part of that. Just phone 0345 464 0079 or send us an email with a few details of the job.
Can you match the sealant to my frames?
Yes, we choose a colour to suit the frame. Anthracite grey, black, brown and white cover most frames, with clear as an option.
What does window mastic cost?
There’s no set price, as it depends on the job: its size, the old material, access and the product needed. We agree the price before any work begins.
How many windows can you do in a day?
The work takes most of a day for a typical house, less for a few frames. Access and the amount of old mastic make the biggest difference.
Will it make a mess?
No. We protect the surfaces around the joints, and we tidy up before we go.
Do you do commercial work?
Yes. We’ve worked for hotels, offices and other businesses and we’re fully insured.
Will the old sealant be removed?
Yes. We cut out all the old sealant and clean the joint.
Frames and glazing around Bopeep
In a converted house or block, who looks after the windows depends on the lease, so check that before booking. With historic houses such as Lullingstone Castle (about 2.5 miles east) nearby, there’s older building stock in the area around Bopeep as well as newer homes. In older buildings, older timber frames in brick or stone need a different approach from a modern uPVC window.
Letting a property close to Knockholt station? Then sound mastic around windows and doors keeps out the draughts and damp that tenants notice first. In the older streets around Mission Chapel, replacement windows fitted into old openings often leave uneven gaps that need backing and a flexible joint.
Bopeep is about 3 miles south-east of Orpington, in Greater London. Jobs in Bopeep get the same care as everywhere else we work: the old material taken out, joints prepared properly and a 12-month guarantee. Across Greater London, we cover 764 places, Bopeep among them. We also work in London, about 14 miles from Bopeep.
Work in BR6 works the same way as everywhere else we cover. Streets in the area include Shoreham Lane and Hewitts Road, all of which we cover. We also cover the places around Bopeep: Maypole (1 mile north), Well Hill (1 mile north-east), Chelsfield (1 mile north-west), Badgers Mount (1 mile south) and Pratt's Bottom (1 mile south-west). We also work in nearby towns such as London (14 miles north-west), Shoreditch (15 miles north-west), Whitechapel (15 miles north-west), Stockwell (14 miles north-west), Orpington (3 miles north-west) and Plaistow (13 miles north-west).
What’s near Bopeep
We work in homes and buildings around St Olave's and St Saviour's Grammar School, The Bo-Peep pub and Hewitt's Chalk Bank, among other places. The nearest railway station is Knockholt station, about 0.6 miles south-west of the centre. Well-known places in the area include London Borough of Bromley Museum (2.4 miles north-west) and Lullingstone Castle (2.5 miles east). Green spaces nearby include The Warren.
What affects the quote in Bopeep
We don’t publish a price list, because jobs vary so much. What we look at:
- How easy the joints are to reach
- Whether old sealant or filler has to be cut out
- Whether there’s mould to deal with
- The type of sealant required
There are no prices on our website, because the cost depends so much on the job itself. For a quick quote, please ring 0345 464 0079 or send us an email and we will talk you through it.
What we need to know
When you call or email, these details help:
- Where the property is
- Whether it’s a home or a business
- What the problem is, such as mould, gaps, leaks or cracking
- How we’d reach the joints
Quotes start with a quick conversation. Describe the problem, the location and the size of the job. Whenever you are ready, call 0345 464 0079 or email us.