Kent · England
Window Mastic in Otford
Window mastic for Otford, by sealant specialists with 20+ years’ experience. Rated 4.9 on Google from 180+ five-star reviews.
- Water coming in at the bottom corners of a door
- Gaps left after new windows were fitted
- Draughts coming in around windows and doors
When it isn’t the sealant
Some problems need a builder, plumber or other trade rather than us:
- Soft or decayed wood in the frame
- Misting between the panes of a double-glazed unit (that needs a new unit)
- Damp coming through the wall itself rather than the frame joint
If you’re not sure, just ring 0345 464 0079 or email us and we’ll give you a straight answer.
Where we work in Otford
- Timber windows & doors
- Aluminium frames
- Composite doors
- Patio & French doors
- uPVC windows
- Window sills
About our window mastic in Otford
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. We are often asked to deal with rushed sealant from a window installation and hard, cracked sealant around windows, on timber windows & doors, window sills and aluminium frames.
Many houses in smaller places like Otford have conservatories, garden rooms or patio doors. Their glazing joints and frame seals are as much a part of the job as the windows.
There’s a 12-month guarantee on every job.
- Where
- Otford (TN14)
- Region
- Kent
- Cover
- 12 months on all our work
- Quote
- A clear price before work begins
- Call
- 0345 464 0079
- Last updated
- 26 October 2026
Landlords, agents and businesses in Otford
Mouldy or split sealant often shows up at the end of a tenancy, and it’s quick to put right between tenancies. Several properties can go on one quote.
Whether it’s one flat or a portfolio, the work is the same standard: old sealant fully removed, joints prepared properly and a one-year guarantee.
Otford questions
Do you cover smaller places like Otford?
Yes, Otford is covered. We work across London and the South East, from towns to the smallest places. Longer journeys are simply planned in advance.
Can you help a landlord with a rental near Otford station?
Yes, we work for landlords and agents. You can phone 0345 464 0079 or send us an email with the address and a few details, and we’ll give you a fixed price before we start.
Can you reach windows above the ground floor?
Yes, if safe access is possible. Higher or awkward frames may need extra access, and we’ll confirm what’s needed.
Where do you work from?
We’re a Crawley-based firm, with over 20 years’ experience. We work across South East England, London and Scotland.
Will new mastic stop draughts?
It will if the frame joint is the problem. We check where the draught is before any work starts.
What information do you need?
A short description and the location, with pictures by email if possible. We will ask anything else we need to know.
Can you get sealant to suit coloured frames?
Yes, we choose a colour to suit the frame. Anthracite grey, black, brown and white cover most frames, with clear as an option.
Do you remove the old sealant?
Yes, always, and completely. New silicone doesn’t stick to old silicone, so the joint is cleaned back first.
Signs you need window mastic in Otford
Joint shape matters as much as the product. A thin smear across a wide gap has nothing to it, while a joint packed solid cannot stretch. Backing rod sets the right depth.
If you can see any of these, it’s time to have the joints looked at:
- Old mastic that has gone black or come away
- Rushed sealant from a window installation
- Cracked internal joints between frame and plaster
- Gaps where the sill meets the wall
Schools such as Otford Primary School are buildings too, and the mastic around its windows and doors needs looking after like any other building’s.
What to look for in a quote
- Whether you can choose the colour
- How the surfaces are prepared before sealing
- What guarantee comes with the work
- What the quote includes, VAT included or not
What happens on the day
Our applicators work methodically: protection first, then preparation, sealing and a tidy-up. For most jobs that takes a morning for a couple of windows and a door and we leave things clean and tidy. Parking around Otford is normally easier than in a town centre, but mention any lanes, gates or long drives. If the job is outside, tell us about side access and how high the joints are.
- We check how each frame can be reached safely.
- Old, cracked mastic is removed completely, along with any loose debris.
- Frame and wall are cleaned and must be dry before sealing.
- Backing rod fills deep voids and the sealant goes in on top.
- We tool the joint so water runs off, then clear up.
Getting ready for the visit
- Let us know about earlier repairs to the joints
- Tell us if parking is tricky
- Tell us about access, such as stairs, a lift or high-level joints
Ask for a quote
It all starts with a short chat. Tell us what’s wrong, where it is and how much there is. When it suits you, phone 0345 464 0079 or send us an email.
Related advice
DIY sealant or a professional job?
Sealing over old silicone is the commonest DIY error. Silicone doesn’t stick to old silicone, so it peels away and traps moisture behind it. All the old material has to come out first.
Some sealant jobs are within reach of a careful DIYer, 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.
What window mastic looks like in Otford
Historic houses like Knole House (about 3.2 miles south) are a reminder that the area around Otford has older buildings as well as new. Where a home is older, older frames set in brick or stone need a sealant that suits them, and sometimes that is traditional sand mastic. 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.
In the older streets around Church of St Bartholomew, the windows may be timber, sash or later replacements, and each needs the right sealant against the wall. If you let a flat or house near Otford station, sound mastic around windows and doors keeps out the draughts and damp that tenants notice first.
Otford is about 2 miles north of Sevenoaks, in Kent. Every kind of property in Otford can book us for window mastic, old or new, large or small. The work is guaranteed for a year. Our area takes in 922 places across Kent, from the larger towns to small villages. You can also see our page for London, about 18 miles away.
We work across TN14 for window mastic. That includes homes and businesses on Station Road, High Street and Bubblestone Road. Close by, we work in Twitton (1 mile west), Shoreham (2 miles north), Sepham Heath (2 miles north-west), Halstead (3 miles north-west) and Badgers Mount (3 miles north-west). Further out, we also cover Maidstone (15 miles east), Dartford (9 miles north), Royal Tunbridge Wells (13 miles south), Gravesend (12 miles north-east), Tonbridge (9 miles south-east) and Northfleet (11 miles north-east).
Around Otford
Around Otford, our work takes us to homes and buildings near Knole Academy, The Woodman pub and Fackenden Down. There’s a railway station in Otford itself: Otford station. A little further out are Kemsing Castle Bank (1.7 miles east) and Otford Heritage Centre (under half a mile south-east). Not far away are Dryhill Nature Reserve.
Surface by surface
Window sills
Sills catch the water running down the glass, so the joints at each end and underneath matter. They’re cut out and resealed with exterior sealant.
Patio & French doors
Door frames take knocks and movement every time the doors are used. The sealant must cope with it without cracking.
Nearby places to Otford
More services for Otford
Looking after it afterwards
A little care helps the new joints last. Our advice:
- Wash the frames with mild soapy water
- Paint up to the joint, not over it
- Keep drainage slots and sill grooves clear
- Check the mastic once a year
Keep sill grooves and drainage slots clear, so water can run away instead of sitting against the joint.
Signs to watch for: cracks in the mastic, gaps you can see light through, damp on the reveal or mould around the inside of the frame. If you notice one, it’s time to get the joint looked at.