Commercial sealant packages — Kent & London
Commercial Silicone SealantApplication in Chathamworked to your programme
Sealant is the last trade in and the first thing the client inspects. We price the package from a site visit, seal to the drawing and the joint schedule, and hand back lines that pass snagging first time — so your handover date does not move because of mastic.
£2m public liability cover, CITB and CSCS accredited, RAMS issued on request before we set foot on site.
£2m cover
public liability insurance
CITB & CSCS
accredited on site
RAMS on request
for commercial jobs
Free quotes
photo quotes on small jobs
Chatham based
Kent, London & South East
The service
What this work involves
— and who it is for
What commercial sealant application covers
A commercial sealant package is everything on a building that needs a flexible, weathertight or aesthetic joint: perimeter pointing to windows and doors, movement and expansion joints through floors and walls, cladding and curtain walling joints, wet-area sealing to washrooms and changing rooms, floor-to-wall junctions across large open areas, and the hundreds of metres of internal mastic that make a fit-out look finished.
We take those items off your drawings and joint schedule, confirm the products against the specification, and apply them in a planned sequence rather than as a rushed snagging exercise at the end. Joint width and depth are checked against the movement expected, backing rod is sized correctly, and every bead is tooled to a consistent profile so the finished line reads straight down the elevation.
Who it is for
We work for main contractors, developers and construction companies rather than facilities-management call centres — the people who own the programme and carry the risk on the handover date. Typical projects are office refurbishments, new builds, building refurbishments and schools, from a single floor plate up to a whole phase.
Because we are a small owner-run team, the people quoting your job are the people on site doing it. There is no layer of subcontracted labour between the price you accept and the standard that gets applied, and there is one number to call when the programme moves.
When it is needed
At second fix and finishes, once frames are in, screeds are down, tiling is complete and the substrate is dry enough to take sealant. Sealing too early — into damp screed, dusty reveals or before adjacent trades have finished cutting in — is the single most common reason a joint fails inside twelve months.
We are also brought in mid-programme when another subcontractor's sealant has been rejected at inspection, or when a package has been left out of a tender and suddenly needs pricing and delivering inside a fortnight.
Why professional application matters
Sealant looks like a one-material job and behaves like a small engineering detail. Get the joint geometry wrong and the bead tears at the first thermal cycle. Miss the primer on a porous stone reveal and it peels away in sheets. Use a general-purpose silicone where the specification called for a low-modulus or chlorine-resistant product and the joint fails inside the defects period, at your cost, with scaffold or access already struck.
Applied properly, a sealant line is a twenty-year detail that nobody ever mentions again. That is what we are quoting for: no remedial visits, no rejected inspections, no client walking an elevation with a torch and finding gaps.
What it costs to leave it
A failed seal never
stays a small problem
On a commercial job the cost of a bad sealant line is never the cost of the sealant. It is scaffold recall, access equipment rehire, a retention held back, trades brought back to strip and refit finishes, and — where water has already tracked into a build-up — plasterboard, insulation and flooring replaced long after the last invoice was paid.
Water tracking behind finishes
A missed or split perimeter joint lets driving rain into the reveal, where it wets plasterboard and insulation quietly for months. By the time it shows as a stain in a ceiling tile, the repair involves three trades and a decant of the space.
Rejected at inspection, twice
Wavering bead widths, gunned-and-left joints and sealant smeared over adjacent finishes are the easiest snag for a clerk of works to write up. Each rejection costs you access, labour and a slot in the programme you did not budget for.
Movement joints that split
A joint sized without regard for expected movement, or filled solid without backing rod, cannot stretch. It splits at the first hot spell or heating season and the client sees a crack line running through a brand-new fit-out.
Mistakes we get called out to fix
- Filling a movement joint solid with no backing rod, so the sealant bonds on three sides and tears instead of flexing.
- Applying general-purpose silicone where the specification called for a low-modulus, acoustic or chlorine-resistant product.
- Sealing onto dusty, damp or release-agent-contaminated substrates without preparation or primer.
- Leaving sealant untooled — a gunned bead with no concave profile traps dirt, reads uneven and adheres to only part of the joint face.
- Programming sealant before adjacent trades have finished, so the new bead is cut, painted over or contaminated within days.
How a job runs
The order of work,
start to finish
- 01
Drawing review & site visit
We take off the joint schedule from your drawings, then walk the site to confirm substrates, access, joint widths and anything the drawing does not show.
- 02
Fixed quote & product schedule
You get a free written quote against measured joint runs, with the products named — Mapei, Illbruck, CT1 or Arbo — so the specification can be checked before we start.
- 03
RAMS & programme slot
Risk Assessment Method Statements are issued on request, inductions completed, and our visits planned around the trades either side of us.
- 04
Preparation & application
Old sealant removed, joints cleaned and primed where required, backing rod sized and set to depth, then beads applied and tooled to a consistent profile.
- 05
Walk-round & sign-off
We walk the completed runs with your site manager, cut in anything added late, and leave the areas clean so the joint is signed off rather than snagged.
What you get
The difference a properly
detailed finish makes
Handover dates that hold
Sealant planned into the programme instead of chased at the end, so the package is complete before the client walk-round rather than during it.
One inspection, not three
Consistent bead width, straight lines and clean adjacent finishes mean the clerk of works signs off the run instead of writing it up.
Joints that survive the defects period
Correct joint geometry, backing rod and primer mean the bead flexes with the building rather than tearing in its first year.
Specification-matched products
We name the product on the quote and use it. Low-modulus, anti-mould, acoustic and chlorine-resistant sealants are selected to the application, not to whatever is on the van.
No hidden remedial cost
The expensive part of sealant is going back. Getting geometry, preparation and product right first time removes the return visit, the access rehire and the retention argument.
Site paperwork ready
£2m public liability cover, CITB and CSCS accreditation and RAMS on request — the documents your site manager needs before an induction, without chasing.
In detail
Materials, methods
and the variations we cover
Materials and product selection
We work with established trade brands — Mapei, Illbruck, CT1 and Arbo — and select within them by application rather than by habit. Low-modulus neutral-cure silicones go into joints that need to accommodate real movement and to bond onto sensitive substrates such as natural stone, coated aluminium and polished concrete. Higher-modulus products are reserved for tight, static joints where movement is negligible.
Job-specific products are used where the environment demands them: mould-resistant sealant in washrooms, changing rooms and any wet area with poor ventilation; chlorine-resistant products around pools and leisure wet zones; acoustic sealant to partition heads, junctions and service penetrations where sound transfer is part of the specification. Fire-rated and intumescent sealant is not a service we advertise or take on.
Methods: geometry, backing and tooling
The rule that governs a lasting joint is width-to-depth ratio. A movement joint wants a bead roughly twice as wide as it is deep, bonded to two faces only, with closed-cell backing rod compressed into the joint to control depth and prevent three-sided adhesion. Get that right and the sealant can stretch and compress across its full design range; get it wrong and no product on the market will save the line.
Preparation is the other half. Old sealant is cut out rather than skimmed over, surfaces are cleaned back to sound substrate, dust and release agents removed, and porous substrates primed where the manufacturer requires it. Beads are then gunned in a continuous pass and tooled immediately to a concave profile, which forces the sealant into contact with both joint faces and gives the line the even shadow that makes a finished elevation look deliberate.
Variations we cover on commercial sites
Perimeter pointing to window and door frames, internally and externally. Structural and floor expansion joints through screeds, slabs and walls. Cladding, rainscreen and curtain walling joints, including work at height from the access provided. Wet-area sealing to washrooms, shower rooms, changing facilities and commercial kitchens. Floor-line and wall-junction mastic through corridors, plant rooms and open-plan floor plates. Sanitary and worktop sealing on fit-outs. Removal and replacement of failed or rejected sealant installed by others.
Where a joint reads as part of the finish rather than a service line, colour-matched sealant is specified so the bead sits into grout, frames, stone or cladding instead of drawing the eye across it.
Commercial and domestic — the same standard, different logistics
The trade skill is identical whether the joint is in a Chatham family bathroom or a school corridor: same preparation, same geometry, same tooling. What changes is the logistics around it — inductions, RAMS, permits, access equipment, working alongside other trades, protecting completed finishes, and phasing the work so occupied areas stay usable.
Bathrooms and kitchens are not automatically domestic jobs, either. A large part of our wet-area work is commercial: washroom refurbishments, student and staff facilities, changing rooms and leisure wet zones. We price and programme those as commercial packages while applying exactly the domestic level of finish, because they are the joints building users look at closest.
Questions
What customers ask
before booking
- How do you price a commercial sealant package?
- From measured joint runs after a site visit, against the products named in your specification. Every quote is free and fixed in writing — we do not publish 'from' rates because joint width, substrate, access and product change the figure completely.
- How quickly can you get on site in Chatham and across Kent?
- We are based at The Historic Dockyard in Chatham and work across Kent, London and the South East, so site visits for quoting are usually straightforward to arrange. Start dates depend on the diary and the size of the package — tell us the programme date you need to hit and we will tell you honestly whether we can hold it.
- Can you issue RAMS and provide accreditation evidence?
- Yes. Risk Assessment Method Statements are issued on request for commercial jobs, and we hold CITB and CSCS accreditation plus £2 million public liability insurance. Documents go over before induction so nothing holds up your first day.
- Do you work to our specified sealant, or choose your own?
- We work to your specification and name the product on the quote. Where a specification is open, we recommend from Mapei, Illbruck, CT1 and Arbo based on movement, substrate and environment, and confirm the choice with you in writing before ordering.
- How long does a commercial sealant package take?
- A single-floor office refurbishment perimeter and wet-area package is typically days rather than weeks; a full new-build or school phase runs across several planned visits tied to your programme. We give you a duration and a visit pattern with the quote so it can be planned into the master programme.
- How long should the sealant last?
- A correctly specified, correctly sized joint on a commercial building is a long-term detail — typically fifteen to twenty-five years externally, longer internally where there is no UV or weather exposure. Wet areas in heavy use are the exception and are worth inspecting at refurbishment cycles. We do not advertise a workmanship guarantee; what we offer is joints detailed to last and honest advice about what will shorten that life.
- Can you replace sealant that has already been rejected at inspection?
- Yes, and it is a regular request. We cut out the failed bead completely, correct the joint geometry and backing, prepare the substrate properly and reseal — then walk the run with your site manager so it is signed off rather than re-snagged.
- Do you take on emergency or short-notice work?
- We are a two-person team, so we cannot promise a same-day response, but urgent leaks and rejected-inspection callbacks are prioritised where the diary allows. Call 07342 520584 and you will speak to one of the owners rather than a call handler.
- Do you do fire-rated or intumescent sealant?
- No. We are trained in it but have chosen not to offer or advertise fire-rated and intumescent sealant work, so please price that element with a dedicated fire-stopping contractor.
- How does payment work on commercial jobs?
- Larger jobs are invoiced. Smaller jobs are settled by bank transfer. Quotes are free and there is no charge for the site visit to price the work.
Related sealant services
- Expansion joint sealing
Correctly sized and backed movement joints that flex with the structure instead of splitting through the middle.
- Cladding & curtain walling sealing
Facade and curtain walling joints sealed to line and detail at height, from the access provided.
- Floor line & wall joint mastic
Consistent mastic lines to floor and wall junctions across large commercial areas — corridors, plant rooms and open floor plates.
- Acoustic sealant
Noise-reduction sealing to partitions, junctions and service penetrations where sound transfer matters.
- All sealant services
Where we work
Based at The Historic Dockyard in Chatham, covering Kent, London and the South East — including Sevenoaks, Tunbridge Wells, Maidstone, Kings Hill, Tenterden, Whitstable and City of London.
Send us the drawings — get a fixed sealant package price back
Tell us the project, the programme date and the specification. We will visit, measure the joint runs and come back with a free written quote, the products named and RAMS ready to issue.
£2m public liability cover · CITB & CSCS accredited · RAMS on request · Mon–Sat, 7am–7pm · Sunday closed