Greater London · England
Window Mastic in Mottingham
Window and door frames in Mottingham need attention? We cut out the old, prepare the joints and apply the right sealant, with a 12-month guarantee.
- A bead that does not match the frame
- Cracked sealant at the sill ends
- Draughty joints inside around the window
Window mastic for homes and businesses in Mottingham
There are two joints on most windows. Outside, the mastic keeps rain out; inside, the joint between frame and plaster stops draughts and tidies the reveal. Either or both can be done. Common call-outs are for gaps where the sill meets the wall and old mastic that has gone black or come away, across uPVC windows, timber windows & doors and patio & French doors.
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.
Every job comes with our 12-month guarantee, wherever you are in Greater London.
- Place
- Mottingham (SE9, SE12, BR1)
- Region
- Greater London
- Guarantee
- 12 months on all our work
- Quotes
- A clear quote up front
- Telephone
- 0345 464 0079
- Updated
- 26 October 2026
Mottingham questions
Do you work for landlords with property near Grove Park station?
Yes. We work for landlords and letting agents as well as householders, and several properties can be quoted together. You can ring 0345 464 0079 or send us an email with the details for a clear quote.
Is Mottingham in your area for window mastic?
Yes. Our work covers London and the South East, and Mottingham is part of that. Just ring 0345 464 0079 or drop us an email with a few details of the job.
How do I get a quote for window mastic in Mottingham?
There’s no set price, as it depends on the job: how much there is, what’s there now, how we reach it and what it needs. You will get a clear quote before work begins.
Will it make a mess?
We keep the work tidy. We protect what’s around the joints, and the area is left clean when we finish.
How long before the joint can be used?
Most sealants are touch-dry well before they’re fully cured. We’ll tell you how long to leave the joint.
Should I try DIY first?
You can, for simple jobs. The key is preparation: remove all the old material and work on a clean, dry joint. If it does not work out, we can redo it.
Are you fully insured?
Yes, we are fully insured for domestic and commercial work.
Can you work on commercial sites?
Yes. Hotels, offices and other businesses use us.
Landlords, agents and businesses in Mottingham
Whether it’s one flat or a portfolio, the work is the same standard: the old material taken out, careful preparation and a 12-month guarantee.
Hotels need rooms back in use, so we plan the work room by room around your bookings where we can. Hotel work is part of what we do, alongside homes and businesses.
What sealant work can’t fix
A few problems are outside what sealant work can do:
- Misting between the panes of a double-glazed unit (that needs a new unit)
- A sash or casement that will not close properly
- Penetrating damp from a failed cavity tray or render
If in doubt, ring 0345 464 0079 or send us an email and we will say what we think before booking.
Surfaces we seal
- uPVC windows
- Aluminium frames
- Window sills
- Patio & French doors
- Composite doors
- Timber windows & doors
Common problems we fix in Mottingham
Sun, frost and rain wear sealant out. Sunlight dries the surface out, until it loses its stretch and starts to crack.
The problems people generally mention when they call are:
- Cracked or shrunken mastic around the frame
- Untidy mastic left by window fitters
- Gaps between the frame and the inside reveal
- Water coming in at the bottom corners of a door
If you live in an older home near Jubilee International Church, the joint between an old wall and a newer frame is usually the first place rain gets in.
What to look for in a quote
- What happens if they find a problem under the old sealant
- How the joint is cleaned and prepared
- What the quote includes, VAT included or not
- What the cure time is
Quotes for window mastic in Mottingham
You’ll get a clear quote before we start. It takes into account:
- The number of rooms or windows
- How easy the joints are to reach
- The size of the job
- The type of sealant required
Commercial jobs are quoted on the same basis as homes: how much there is to do, how we reach it and what it needs, plus any working-time requirements on site. Call for a quick quote and we will explain what it covers.
Asking for a quote
To make quoting easier, let us know:
- Roughly how big the job is
- How we’d reach the joints
- Pictures of the joints, sent by email
- If someone has resealed it before
Need a quote? Please ring 0345 464 0079 or drop us an email and tell us about the job. You will know what we plan to do, and what it will cost, before any work begins.
Also near Mottingham
Other services in Mottingham
Aftercare tips
So the new joints stay in good condition:
- Wash the frames with mild soapy water
- Do not use solvent cleaners on the joint
- Look round the frames every year or so
- Paint up to the joint, not over it
Silicone can’t normally be painted, so if you are planning to paint the frames or walls, tell us beforehand. We can use a paintable sealant where that matters.
Leaks usually show up in wet, windy weather, but resealing works best in dry conditions. Dealing with it when you first notice a crack avoids chasing leaks through the wet months.
What we do, step by step
Before we leave, we go over the finished joints with you. The visit itself generally takes a morning for a couple of windows and a door, depending on the size of the job. In Mottingham, 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.
- The surfaces are cleaned and left dry.
- Backing rod fills deep voids and the sealant goes in on top.
- The joint is shaped to shed water and the area tidied.
Getting ready for the visit
- Keep children and pets away from the work area
- Tell us about any water getting in
- On commercial sites, let us know about site rules
Get a quote
We don’t publish a price list, as no two jobs are quite the same. Instead, your job gets its own clear quote. To get started, phone 0345 464 0079 or email us.
Advice
Windows and doors in Mottingham
In London conversions and blocks, the lease decides who is responsible for the frames, so it’s worth checking before booking. 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.
Rented homes near Grove Park station change hands often, and sound mastic around windows and doors keeps out the draughts and damp that tenants notice first. Mottingham is in London, so parking needs planning: tell us about permits, visitor bays or off-street space when you book.
Mottingham is about 1 mile south-west of Eltham, in Greater London. If you need window mastic in Mottingham, it’s easy to get a quote: please call 0345 464 0079 or send us an email. We cover Greater London from our Crawley base. Our area takes in 764 places across Greater London, large and small. London is on our list too, about 7 miles from Mottingham.
All of SE9, SE12 and BR1 is covered for window mastic. Window mastic is available to properties on Horley Road, Dorset Road and Albert Road and the roads around them. If you are just outside Mottingham, we cover Chinbrook (1 mile south-west), Grove Park (1 mile west), Coldharbour (1 mile east), Middle Park (1 mile north) and Horn Park (1 mile north-west). Further out, we also cover London (7 miles north-west), City of Westminster (10 miles north-west), Marylebone (10 miles north-west), Kensington (11 miles north-west), St Pancras (9 miles north-west) and Shoreditch (8 miles north-west).
Around Mottingham
Typical jobs here are in homes near Colfe's School, Chinbrook Meadows and Haberdashers' Aske's Knights Academy. The nearest railway station is Grove Park station, about 0.7 miles west of the centre. Other landmarks nearby include Greenwich Castle (3.5 miles north-west) and Prefab Museum (1.7 miles west). Green spaces nearby include Summer Hill and The Tarn.
Why it’s worth doing now in Mottingham
A cracked joint around a frame lets rain into the wall. Over time that can mean damp patches, damaged plaster and rotting timber. A reseal is a much smaller job. Damp from a failed joint spreads quietly in older London brickwork and timber, and once it shows in Mottingham, the repair is bigger than a sealant job.
What you pay reflects the work, not a rough estimate. That is why we ask a few questions first.
Why Mottingham clients choose us
- Approved under the ARBOMaster scheme
- More than 20 years in sealant work
- You choose the colour before work begins
- Homes, businesses and hotels
Read what affects the cost or customer reviews.