Greater London · England
Window & door mastic in Broadwater Farm, Greater London
Window and door frames in Broadwater Farm need attention? We remove the old material, prepare the joints and seal them properly.
- Sealant in the wrong colour for the frame
- Black, perished sealant on frames
- Hard, cracked sealant around windows
Can I do it myself?
Some jobs are best left to a professional: work at height, external movement joints, fire-rated sealant and large areas need the right product, the right access and the right method.
If you’ve already had a go yourself, that’s fine. We remove it and do the joint properly, so tell us about it when you ask for a quote.
How we handle window mastic in Broadwater Farm
Every window and door frame has a gap around it, and mastic is what closes it. When it cracks, hardens or pulls away, draughts and rain get in. Our applicators cut it out and replace it with a flexible, weatherproof sealant. We work on patio & French doors, window sills and composite doors, and the jobs we see most are mastic that has split away from the wall and draughts coming in around windows and doors.
London homes have every kind of window, from timber sashes in period terraces to aluminium and uPVC in newer blocks. Over the years, the sealant around them shrinks, cracks and pulls away, letting in draughts and water.
A one-year guarantee comes with the work, just as it does everywhere we cover.
- Where
- Broadwater Farm (N17, N15, N22)
- Region
- Greater London
- Cover
- A year, on every job
- Price
- Quoted before any work starts
- Telephone
- 0345 464 0079
- Last updated
- 26 October 2026
How to look after the new joints
So the new joints stay in good condition:
- Keep paint off silicone joints
- Use gentle cleaners on frames and sealant
- Walk round the house once a year and look at the joints
- Wipe condensation off the frames
Have a look at the joints once a year, ideally after winter. Small splits are simple to catch before they leak, and if anything looks wrong, just call 0345 464 0079 or drop us an email.
Water gets in quietly when mastic fails. You might not see it until plaster blows or a damp patch appears inside. Catching it early keeps the fix to a reseal.
What window mastic looks like in Broadwater Farm
Compared with the north and west, the South East gets less rain, but outside sealant still needs a dry, clean surface, so outdoor work is planned around the forecast. With historic houses such as Bruce Castle (about 0.4 miles north-east) nearby, there’s older building stock in the area around Broadwater Farm as well as newer homes. In older buildings, older frames set in brick or stone need a sealant that suits them, and sometimes that is traditional sand mastic.
For site and facilities teams at buildings such as The Willow Primary School, its window and door frames need their mastic kept sound, just like a home’s. Homes close to St Philip the Apostle include some older properties, and replacement windows fitted into old openings often leave uneven gaps that need backing and a flexible joint.
Broadwater Farm is about 2 miles south-west of Edmonton, in Greater London. Jobs in Broadwater Farm get the same care as everywhere else we work: the old material taken out, joints prepared properly and a 12-month guarantee. Broadwater Farm is one of 764 places in Greater London where we work. For nearby work, see our London page (7 miles or so).
All of N17, N15 and N22 is covered for window mastic, from the main roads to the quietest streets. Local streets include High Road, Ripon Road and Clyde Road. Broadwater Farm sits on or near the A10. We also cover the places around Broadwater Farm: Tottenham (1 mile east), West Green (1 mile south-west), Tottenham Green (1 mile south-east), Duckett's Green (1 mile south-west) and South Tottenham (1 mile south-east). Further out, we also cover London (7 miles south), City of Westminster (6 miles south-west), Marylebone (6 miles south-west), Kensington (8 miles south-west), St Pancras (5 miles south) and Shoreditch (5 miles south).
Landmarks near Broadwater Farm
We work in homes and buildings around Park View School, Bruce Castle Park and Bruce Castle School. Broadwater Farm’s nearest station is Bruce Grove station, about 0.5 miles east of the centre. Other landmarks nearby include Markfield Beam Engine and Museum (1.2 miles south-east) and North Middlesex University Hospital (1.3 miles north). For a walk, there’s Railway Fields and Hollow Pond.
What affects the quote in Broadwater Farm
Some jobs are bigger than they look, and some smaller. The main factors:
- The number of rooms or windows
- The old material and how stubborn it is
- Which sealant suits the joint
- Access and height
No two jobs are quite the same, so we quote each one individually. Size, access and the product the joint needs all play a part.
What we need to know
When you contact us, these details help:
- Access, such as stairs, a lift or height
- The type of property
- The address or postcode of the job
- Whether it has been sealed before
Getting a quote is simple: tell us what needs doing and where and its rough size. A few photos by email make the job easier to understand.
What happens if it’s left?
A cracked joint around a frame lets rain into the wall. Left long enough, it can stain inside walls, spoil plaster and rot wooden frames. Resealing now is a small job by comparison. Converted houses in London often have a bathroom above someone else’s living room, so a small leak from tired sealant can mean a neighbour’s ceiling and a lot of disruption. Dealing with it early is far simpler for homes in Broadwater Farm.
The cost depends on how much there is to do, how much old material has to come out and access to the work. We give a clear quote before any work starts, so you know where you stand.
Why Broadwater Farm clients choose us
- 4.9 on Google from 180+ five-star reviews
- More than 20 years in sealant work
- Homes, businesses and hotels
- Sealant colour chosen to suit
See our cost guide or customer reviews.
Different surfaces, different methods
Composite doors
If the door itself is draughty, the issue may be the door seals or hinges rather than the frame mastic. We seal the frame and let you know about anything else.
Aluminium frames
Metal frames expand in the sun and are often slim, with little room for error. A tidy bead in anthracite grey, black or a matching colour suits the frame.
How the visit works
Good joint work is mostly preparation, and we don’t rush it. Every joint is cleaned and dried before new material goes in. All told, the work takes a few hours for a handful of frames, longer for a whole house. In a London area like Broadwater Farm, the main things to plan are parking and access: let us know about parking, the floor we will be working on and any lift or shared entrance.
- Each frame is looked over and we agree which ones need resealing.
- We remove the old mastic and clean the frame edge and wall.
- Deep gaps get closed-cell backing rod to set the depth.
- A flexible exterior sealant is applied in a colour to suit the frame.
- We tool each bead neatly and check every joint is closed.
Preparing for the visit
- Let us know about stairs, lifts or work at height
- Keep children and pets away from the work area
- Clear items away from the joints we are working on
Ask for a quote
Want a quote for window mastic? Please ring 0345 464 0079 or send us an email with a few details. We will explain what we’d do and give you a clear price before we start.
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Your questions about window mastic in Broadwater Farm
Is parking a problem for a job in Broadwater Farm?
Parking in Broadwater Farm, as in most of London, takes a little planning: a visitor permit or a nearby bay makes the day run more smoothly, so mention what’s available when you book.
Is Broadwater Farm in your area for window mastic?
Yes, Broadwater Farm is within the area we cover. Our work covers London and the South East. Just ring 0345 464 0079 or send us an email with a few details of the job, and we will send you a clear quote.
Can you get sealant to suit coloured frames?
Yes, in most cases. Mention the frame colour when you ask for a quote and we’ll use the nearest match.
Can landlords and businesses book you?
Yes. Domestic, commercial and hotel work are all part of what we do.
How long will my window job take?
That depends on the number of frames, how they’re reached and the state of the old mastic. We will tell you how long your job needs when we quote.
Will there be a smell?
Some sealants have a smell while they cure, which fades as it sets. Ventilation helps.
Can you work on commercial sites?
Yes. Larger jobs can be planned room by room or area by area to suit the site.
Will resealing my frames help with draughts?
It will if the frame joint is the problem. We find where the air is coming from before we reseal.
Signs you need window mastic in Broadwater Farm
A lot of older mastic was never designed to stay flexible. Once it has hardened, the frame’s movement tears it from the wall, and a gap opens along one edge.
Keep an eye out for these signs:
- Draughts coming in around windows and doors
- Rushed sealant from a window installation
- Mastic that has split away from the wall
- A bead that does not match the frame
Letting a property close to Bruce Grove station? Then cracked frame mastic tends to show up as a draught or damp complaint, so it’s worth checking between lets.
Comparing quotes
- Who turns up on the day
- What product goes in the joint
- Which colour the sealant will be
- Is the old sealant removed completely?