Greater London · England
Window Mastic in Pratt's Bottom
Mastic around window and door frames, sills and patio doors for homes and businesses in Pratt's Bottom and across Greater London. ARBOMaster approved applicators, fully insured, with a one-year guarantee.
- Cold air getting in at the frame edge
- Cracked or shrunken mastic around the frame
- Leaking joints at the ends of sills
FAQs for Pratt's Bottom
Do you work for landlords with property near Knockholt station?
Yes. We work for landlords and agents as well as householders. You can phone 0345 464 0079 or send us an email with the details for a clear quote.
Can parking be tricky for a visit in Pratt's Bottom?
It can be, so it helps to tell us about permits, visitor bays or off-street space when you book. The visit is then planned around what’s available.
Will you leave a mess?
Not at all. The area is protected while we work and cleaned up afterwards.
How much does window mastic cost in Pratt's Bottom?
We do not publish prices, because the cost depends on the job: its size, the old material, access and the product needed. We agree the price before any work begins.
Which products do you use?
Each joint gets the product that suits it. Movement, water and weather all affect the choice, and we’ll tell you what we’re using.
Can you reach windows above the ground floor?
Yes, as long as they can be reached safely. Tell us about access when you get in touch and we will plan for it.
Is the work guaranteed?
Yes. All our work carries a 12-month guarantee, and we are ARBOMaster approved applicators.
Can you quote for more than one area?
Yes. More than one area can be quoted together.
Window mastic in Pratt's Bottom
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. Common call-outs are for gaps between the frame and the inside reveal and a bead that doesn’t match the frame, on composite doors, patio & French doors and window sills.
Much of London’s older housing was built with timber sash windows, some still in place and some long since replaced. Either way, the mastic between frame and brickwork is what stops draughts and rain getting in.
You get a 12-month guarantee, the same in Pratt's Bottom as everywhere else we work.
- Location
- Pratt's Bottom (BR6, TN14)
- Region
- Greater London
- Cover
- One year on every job
- Quote
- Quoted before any work starts
- Phone
- 0345 464 0079
- Last updated
- 26 October 2026
Also near Pratt's Bottom
What else we do in Pratt's Bottom
Landlord and commercial work in Pratt's Bottom
We also work for businesses, from offices to washrooms and kitchens. For commercial premises, we can talk through working times when we quote.
We regularly work with letting and managing agents. Tell us the address, the job and how access works.
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’ll tell you if that is what we find.
uPVC windows
We clean the frame edge carefully so the plastic isn’t marked, then the new bead is laid against the frame and the wall.
Do you need window mastic in Pratt's Bottom?
Joint shape matters as much as the product. A thin smear across a wide gap has nothing to it, while a joint packed solid can’t stretch. Backing rod sets the right depth.
Any of these means the joints need attention:
- Gaps left after new windows were fitted
- Old mastic that has gone black or come away
- Mastic that has split away from the wall
- Gaps where the sill meets the wall
As a London address, Pratt's Bottom can be tricky for parking: let us know about parking bays, permits or a driveway.
What to look for in a quote
- Whether you can choose the colour
- What happens if they find a problem under the old sealant
- Is the old sealant removed completely?
- What product goes in the joint
Aftercare tips
Simple care keeps the joints in good condition. Our advice:
- Keep solvents and bleach off the sealant
- Keep drainage slots and sill grooves clear
- Use gentle cleaners on frames and sealant
- Wipe condensation off the frames
Keep sill grooves and drainage slots clear, so water can run away instead of sitting against the joint.
Look out for the warning signs: split or missing mastic, gaps, damp patches inside or black mould on the reveal. Any of these is worth a call.
The process
On the day, we start by going over the job with you. Surfaces next to the work are protected before we start. The work generally takes most of a day for a typical house, less for a few frames. Parking in much of London is by permit or pay-and-display, so it helps to know what’s near you in Pratt's Bottom. It helps if you can point us to a visitor permit or a bay close to the door.
- First, we go round the frames with you and agree the list.
- We remove the old mastic and clean the frame edge and wall.
- Deep gaps get closed-cell backing rod to set the depth.
- The new sealant goes on in white, brown, anthracite grey, black or clear to suit.
- We tool each bead neatly and check every joint is closed.
Before we arrive
- Tell us about any previous sealing or DIY attempts
- For business premises, tell us about site rules or sign-in
- Let us know about stairs, lifts or work at height
How to get a quote
There’s no standard price list. Instead, we give you a clear price for your job. To arrange one, phone 0345 464 0079 or send us an email.
Read more
Can I do it myself?
Sealing over old silicone is the commonest DIY error. Silicone does not stick to old silicone, so it lifts and traps water and mould underneath. Everything old must be removed first.
Too much sealant is as bad as too little. A thick, smeared bead looks untidy and doesn’t move well, and the joint depth matters as much as the finish.
Window mastic in Pratt's Bottom: local notes
In a converted house or block, who looks after the windows depends on the lease, so check that before you book. London and the South East are among the drier parts of the UK, but outside sealant still needs a dry, clean surface, so outdoor work is planned around the forecast.
Letting a property close to Knockholt station? Then renewing tired window mastic between tenants heads off draught and damp complaints. Managing a site like Pratts Bottom Primary School? Then larger buildings have plenty of frames, and the mastic around each one ages.
Pratt's Bottom is about 3 miles south of Orpington, in Greater London. Whether you’re in the middle of Pratt's Bottom or further out, we cover window mastic for every kind of property, from flats and houses to offices and hotels. Pratt's Bottom is one of 764 places in Greater London where we work for window mastic. Our London page covers work nearby.
Postcode districts we cover here for window mastic: BR6 and TN14. Local streets include Orchard Road, Runciman Close and Downs View Close, all of which we cover. Neighbouring places we cover for window mastic include Halstead (1 mile south-east), Chelsfield (1 mile north-east), Bopeep (1 mile north-east), Badgers Mount (1 mile east) and Maypole (1 mile north-east). Further out, we also cover London (14 miles north-west), Shoreditch (15 miles north-west), Whitechapel (14 miles north-west), Stockwell (13 miles north-west), Orpington (3 miles north) and Wimbledon (15 miles west).
Landmarks near Pratt's Bottom
In Pratt's Bottom, that means homes and buildings near Hewitt's Chalk Bank and Green Street Green Primary School. The closest station to Pratt's Bottom is Knockholt station, about 0.8 miles east of the centre. A little further out are Crofton Roman Villa (2.4 miles north-west) and Lullingstone Castle (3.8 miles east). Green spaces nearby include Betsom's Hill and Downe Bank Nature Reserve.
Quotes for window mastic in Pratt's Bottom
Your quote is based on your job. We look at:
- The size of the job
- How much old sealant there is and how hard it is to remove
- How many areas need sealing
- The product the joint needs
What it costs depends on the size of the job, how hard the old material is to remove and access to the work. We give a clear quote before work begins, so you know where you stand.
What we need to know
What to tell us when you ask for a quote:
- How we’d reach the joints
- The address or postcode of the job
- The type of property
- What the problem is, such as mould, gaps, leaks or cracking
Need a quote? Please call 0345 464 0079 or send 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.