Greater London · England
Window & door mastic in Chinatown, Greater London
Window mastic for Chinatown, by sealant specialists with 20+ years’ experience. 180+ five-star Google reviews and a 4.9 rating.
- Rushed sealant from a window installation
- Gaps where the sill meets the wall
- Cracked internal joints between frame and plaster
Leave it or put it right?
Draughts and leaks do not always mean new windows. If the frames and glass are in good order, resealing the joints is often all that’s needed. If we find failed glass units or worn seals, we will tell you. Converted houses in London often have a bathroom above someone else’s living room, and a slow leak from a failed seal can end up in the flat below. Putting it right early is much less trouble.
A few things move the cost up or down: the old material and how easily it comes out, whether mould needs treating, and whether the work is at height. We take all of that into account in your quote.
Why Chinatown clients choose us
- White, clear, grey or another colour, product permitting
- Approved under the ARBOMaster scheme
- Neat joints and a tidy finish
- Sealant colour chosen to suit
See what affects the cost and customer reviews.
Window mastic for homes and businesses in Chinatown
Colour matters on a frame. We can seal in white, brown, anthracite grey, black or clear, so the bead blends with the window rather than framing it. Common call-outs are for hard, cracked sealant around windows and cold air getting in at the frame edge, across aluminium frames, composite doors and uPVC windows.
London’s Victorian and Edwardian terraces were built with timber sash windows, and many still have them or their replacements. Either way, the mastic between frame and brickwork is what stops draughts and rain getting in.
All of our work is guaranteed for twelve months, in Chinatown and everywhere else we cover.
- Place
- Chinatown (W1F, W1D, W1T)
- Wider area
- Greater London
- Guarantee
- 12 months on all our work
- Price
- A clear price before we start
- Call
- 0345 464 0079
- Updated
- 26 October 2026
How it works
Once we are on site, we check the joints match what you told us. If anything is different, we explain it before carrying on. Most jobs then take a few hours for a few frames, or a day or more for a whole house. Parking in much of London is by permit or pay-and-display, so it helps to know what’s near you in Chinatown. A visitor permit or a nearby bay makes the visit run more smoothly.
- We check how each frame can be reached safely.
- All the failed sealant is cut away.
- The surfaces are cleaned and left dry.
- Deep voids are backed, then the sealant is gunned in.
- We tool the joint so water runs off, then clear up.
Before we arrive
- Mention any parking rules near the property
- For business premises, tell us about site rules or sign-in
- Plan for the work area to be out of bounds to pets and children
How to get a quote
Asking for a quote is easy: let us know what needs doing and where. A few pictures by email make the job easier to understand, and we will take it from there.
Read more
Aftercare tips
Joint life depends on how it’s used and looked after. Here’s what we suggest:
- Keep drainage slots and sill grooves clear
- Repaint timber before it’s bare
- Keep jet washers away from the mastic
- Don’t use solvent cleaners on the joint
Check the drainage slots in the frames aren’t blocked, so water can run away instead of sitting against the joint.
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.
Chinatown homes and the weather
In a converted house or block, who looks after the windows depends on the lease, so check that before you book. Historic houses like Benjamin Franklin House (about 0.4 miles south-east) are a reminder that the area around Chinatown has older buildings as well as new. Where a home is older, older timber frames in brick or stone need a different approach from a modern uPVC window.
If you live in an older home near St Anne's Church, frames set in older brick or stone need a sealant that suits the wall as well as the frame. Schools such as Soho Parish CofE Primary School are buildings too, and the mastic around its windows and doors needs looking after like any other building’s.
Chinatown is about 1 mile east of City of Westminster, in Greater London. Every kind of property in Chinatown can book us for window mastic, old or new, large or small. The work is guaranteed for a year. We cover 764 towns and villages across Greater London.
Here we cover the W1F, W1D and W1T postcode area for window mastic. If you need window mastic at a property on Duck Lane, Drury Lane and Bruton Lane or anywhere close by, we can help. Main roads around Chinatown include the A4 and A301, which makes travel easy. We also cover the places around Chinatown: Soho (1 mile north), St James's (1 mile south), West End (1 mile north-east), Seven Dials (1 mile north-east) and St Giles (1 mile north-east). Larger places within reach include Kensington (3 miles west), Shoreditch (3 miles north-east), Walthamstow (7 miles north-east), Hoxton (3 miles north-east), Whitechapel (3 miles east) and Hampstead (4 miles north-west).
Landmarks near Chinatown
In Chinatown, that means homes and buildings near LITE Regal International School, London Library and Waxy O'Connor's pub, among other places. Other local landmarks include St Anne's Churchyard (under half a mile north-west) and Harris Westminster Sixth Form (0.8 miles south). Chinatown has its own railway station: Tottenham Court Road station. Other landmarks nearby include Leverian collection (within half a mile south-east) and Montfichet's Tower (1.3 miles east). For a walk, there’s Barnsbury Wood and St. James's Park Lake.
What the job involves on each surface
Patio & French doors
Water at the foot of a door frame is not always the mastic: blocked drain slots, worn brush seals and threshold details can let water in too. We look for the cause first.
Timber windows & doors
On period timber windows, traditional sand mastic is sometimes the better choice. We can talk through the options.
Your questions about window mastic in Chinatown
Can you help a landlord with a rental near Tottenham Court Road station?
Yes, landlords and agents are among the people we work for. Just ring 0345 464 0079 or send us an email with the address and what needs doing, and we will send you a clear quote.
Is Chinatown in your area for window mastic?
Yes. Our work covers London and the South East, and Chinatown is part of that. You can call 0345 464 0079 or drop us an email and let us know what needs doing, and we will give you a clear quote.
Does someone need to be in?
If the work is inside, we need someone to let us in. After that, you can carry on with your day.
Can I do it myself?
Some simple jobs can be done by a careful DIYer. Most DIY failures come from sealing over old material, wet joints or too much sealant.
Where are you based?
Our base is Crawley, with over 20 years’ experience. Our area covers South East England, London and Scotland.
Will new mastic stop draughts?
Often, yes. The gap between frame and wall is a common source of draughts, and resealing inside and out closes it.
Do you guarantee window mastic?
Yes. Each job is covered for 12 months, inside or out.
Can I add another job to the visit?
Of course. Doing several areas at once is normally more efficient.
Nearby places to Chinatown
Other services in Chinatown
When something else is needed
We’d rather tell you now than do work that will not last, so here’s what sealant can’t put right:
- Damp problems in the wall away from the window
- Misting between the panes of a double-glazed unit (that needs a new unit)
- A door that needs adjusting, rehanging or new seals
Not sure which it is? You can phone 0345 464 0079 or send us an email and we will tell you honestly.
Joints and surfaces we work on
- Aluminium frames
- Composite doors
- uPVC windows
- Timber windows & doors
- Patio & French doors
- Window sills
Common problems we fix in Chinatown
A lot of older mastic was never designed to stay flexible. Once it has hardened, the frame’s movement tears it from the wall, leaving a hairline gap down one side.
It’s worth asking for a quote if you see:
- Cold air getting in at the frame edge
- Gaps left after new windows were fitted
- Mastic that has split away from the wall
- Draughty joints inside around the window
As a London address, Chinatown can be tricky for parking: let us know about parking bays, permits or a driveway.
Before you book anyone
- How much experience the applicator has
- Whether all the old sealant comes out first
- What preparation is included
- Whether they’re fully insured
DIY sealant or a professional job?
Not every job suits DIY: high-level joints, fire-rated gaps, external movement joints and big jobs call for the right materials, safe access and experience.
A careful DIYer can reseal a simple joint, like a short, easy-to-reach joint indoors. The common mistakes are sealing over old sealant, sealing a damp joint and using far too much.