Greater London · England
Window Mastic in Broom Hill
Mastic around window and door frames, sills and patio doors for homes and businesses in Broom Hill and across Greater London. ARBOMaster approved applicators, fully insured, with a one-year guarantee.
- A bead that doesn’t match the frame
- Gaps where the sill meets the wall
- Draughts coming in around windows and doors
Window mastic in Broom Hill, done properly
Most frames have an outside joint and an inside one. Outside, the mastic keeps rain out; the internal joint closes the gap to the plaster and stops draughts. Either or both can be done. If you are dealing with mastic that’s falling out in pieces and damp patches on the reveal after heavy rain, we can put it right.
London has a lot of flats and conversions, where windows are often on upper floors. Who looks after the outside of the frames can depend on the lease, so check that first, and access in Broom Hill is something to talk through when you book.
The work is covered for a year after we finish. If there’s a problem with it, please phone 0345 464 0079 or email us.
- Where
- Broom Hill (BR6, BR5)
- Region
- Greater London
- Cover
- One year on every job
- Quote
- A clear price before work begins
- Phone
- 0345 464 0079
- Page updated
- 26 October 2026
Looking after it afterwards
No joint lasts for ever, but care makes a real difference. A few tips:
- Don’t aim a pressure washer at the joints
- Check the mastic once a year
- Repaint timber before it’s bare
- Wipe condensation off the frames
Most silicone sealants won’t take paint, so mention any painting plans before we start. There are paintable sealants for joints that need it.
Leaks usually show up in wet, windy weather, but resealing works best in dry conditions. Sorting cracked mastic early means the joint is sound before the bad weather.
DIY versus a professional finish
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’re set on DIY, put the effort into preparation: take out all the old sealant, make sure the joint is clean and dry, and give it the full cure time. If it does not work out, we can still put it right.
How the visit works
Most of a good job is in the preparation, and we do not rush it. Every joint is cleaned and dried before new material goes in. All told, the work takes a morning for a couple of windows and a door. In Broom Hill, flats, stairs and shared entrances are part of the routine. If the building has a concierge, managing agent or access rules, tell us when you book.
- We check how each frame can be reached safely.
- Old, cracked mastic is removed completely.
- Frame and wall are cleaned and must be dry before sealing, and primed where the sealant calls for it.
- Backing rod fills deep voids and the sealant goes in on top.
- The joint is shaped to shed water and the area tidied.
Preparing for the visit
- Clear the area around the work
- Mention if the joints have been sealed before
- Tell us about access, such as stairs, a lift or high-level joints
Ask for a quote
We quote each job on its own, so the first step is telling us about yours. Simply call 0345 464 0079 or email us and describe the job.
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What window mastic looks like in Broom Hill
With historic houses such as Bromley Palace (about 3.7 miles north-west) nearby, there’s older building stock in the area around Broom Hill as well as newer homes. Where a home is older, older frames set in brick or stone need a sealant that suits them, and sometimes that’s traditional sand mastic. Compared with the north and west, the South East gets less rain, yet outdoor joints still have to be sealed dry, so jobs are booked with the weather in mind.
Managing a site like Perry Hall Primary School? Then the mastic around its windows and doors needs looking after like any other building’s. If you live in an older home near Church of All Saints, frames set in older brick or stone need a sealant that suits the wall as well as the frame. As a London address, Broom Hill can be tricky for parking: tell us about permits, visitor bays or off-street space when you book.
Broom Hill is about 1 mile south-west of Orpington, in Greater London. From the centre of Broom Hill to the outskirts, we cover window mastic for every kind of property. Our area takes in 764 places across Greater London, from the larger towns to small villages. For nearby work, see our London page, about 12 miles away.
All of BR6 and BR5 is covered for window mastic, from the main roads to the quietest streets. Local streets include New Road, Irene Road and Sandy Lane, all of which we cover. Nearby, we also carry out window mastic in Crofton (1 mile south-west), Petts Wood (1 mile north-west), Locksbottom (2 miles west), Farnborough (2 miles south-west) and Green Street Green (2 miles south). We also work in nearby towns such as London (12 miles north-west), City of Westminster (14 miles north-west), Marylebone (14 miles north-west), Kensington (15 miles north-west), St Pancras (14 miles north-west) and Shoreditch (13 miles north-west).
What’s near Broom Hill
Typical jobs here are in homes near Jubilee Country Park, The Cricketers pub and The Priory School. The closest station to Broom Hill is Orpington station, roughly 0.6 miles south-west. Well-known places in the area include The Mall (3.8 miles north-west) and Orpington Hospital (1.3 miles south). For a walk, there’s Summer Hill and The Warren.
Why it’s worth doing now in Broom Hill
Running fresh sealant over the old joint is tempting, but new sealant can’t bond to old, crumbling mastic. It peels before long, and water still gets in behind. The old mastic has to come out. In a London flat, a failed joint rarely stays your problem alone: water can reach the neighbours below, and gaps in fire-rated joints affect the whole building.
What you pay reflects the work, not a rough estimate. That’s why we ask about the job first.
Why us?
- Domestic, commercial and hotel work
- 180+ five-star Google reviews
- An ARBOMaster approved applicator
- Trusted Arbo and Everbuild sealants
When it isn’t the sealant
To be straight with you, there are a few things sealant will not fix:
- A failed sealed unit that has misted up
- A frame that has rotted at the joint
- A door that needs adjusting, rehanging or new seals
If in doubt, phone 0345 464 0079 or email us and we’ll say what we think.
Where we work in Broom Hill
- Timber windows & doors
- Aluminium frames
- Window sills
- Patio & French doors
- Composite doors
- uPVC windows
How we quote for window mastic
For a quick quote, just ask. The main things that affect it are:
- Which sealant suits the joint
- Working hours on commercial sites
- Whether the work is at height
- How much old sealant there is and how hard it is to remove
Every job is a little different, so each one gets its own quote. Size, access and the product the joint needs all make a difference, and we will explain the quote if you ask.
Helping us quote
When you contact us, these details help:
- How many joints, rooms or windows are involved
- If someone has resealed it before
- The type of property
- The problem you’ve noticed
If you’re in Broom Hill and need window mastic, ring 0345 464 0079 or send us an email. Tell us what the problem is and where, and you’ll get a clear quote before any work starts.
How the job changes by surface
Patio & French doors
Water at the foot of a door frame isn’t always the mastic: worn seals, blocked drainage slots or a poor threshold detail can be the cause. We look for the cause first.
uPVC windows
Plastic frames move a lot between a hot afternoon and a cold night, so the joint needs a low-modulus sealant that stays flexible. White is the usual colour, with brown, anthracite grey and black for coloured frames.
FAQs for Broom Hill
Is parking an issue for window mastic in Broom Hill?
London parking needs a little planning, so let us know about permits, bays or a driveway when you book. The visit is then planned around what’s available.
Do you work for landlords with property near Orpington station?
Yes, rental work is part of what we do. Just call 0345 464 0079 or send us an email and tell us about the property, and we’ll give you a clear price.
When is the sealant fully cured?
Different products cure at different speeds, so please follow the time we give you when we finish.
Are you ARBOMaster approved?
Yes. We’re ARBOMaster approved, the scheme for applicators of Arbo sealants.
Do you work in Broom Hill?
Yes. We cover Broom Hill. For a quote, phone 0345 464 0079 or drop us an email.
What should I tell you?
Tell us what needs doing and where, with pictures by email if possible. We’ll ask anything else we need to know.
Where is Mr Mastic based?
We work from Crawley. We cover Broom Hill and the rest of Greater London.
Will there be a smell?
Possibly a little. It fades as the sealant cures.