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Inverness’s Professional Sealant Replacement Service.

Silicone sealants come in a range of different colours such as black, grey, white and clear. They typically come in a cartridge or tube, and many have a nozzle for precise bead application. There are squeeze tubes which are used for application by hand or rigid tubes for use with a sealant gun.

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Silicone sealants typically fall into one of two main categories, namely neutral cure and acid cure (or acetoxy) variants. The latter is great for non-porous surfaces like glazed tiles and glass, but you’ll probably want to stick to neutral-cure silicone for working with wood or scratchable plastics and metals, as the acidic variants can cause corrosion or damage when applied directly to less suitable materials.

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High-modulus sealants tend to cure faster and harder and emit a slight vinegary smell as they cure. Most acetoxy silicone sealants are high modulus, while most neutral cure varieties will typically be low modulus, with very little odour and a slightly slower curing process resulting in a more flexible, elastic seal.

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The majority of silicone sealant products tend to be multi-purpose. They can normally be used in a wide variety of general applications and are suitable for creating bonds with many surface materials. Sanitary silicone sealants are best for wet applications, for example in bathrooms, because they are more stubbornly resistant against mould and mildew growth.

A key aspect that you should always consider when purchasing caulks and mastics is whether or not a given product is explicitly listed as being an indoor/outdoor silicone sealant. You should also bear in mind any specific operating temperature ranges included in the product instructions.

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While silicone sealant broadly tends to be a strong performer in both warmer and colder climates (especially once cured), the presence of excessive heat or cold during the actual application process itself can sometimes affect an adhesive’s ability to cure evenly and neatly around a join. This is a particularly important consideration for any seals that need to remain completely waterproof or airtight.

 

You can be rest assured that I only use quality silicone sealants

 

  • Quality silicone sealants

  • Only proprietory silicone sealants containing a fungicide to resist mould are applied

 

Other Information

In a few number of cases, problems with sealing the item are caused by unstable basins, baths or shower trays that are not fixed to wall or floor adequately, or by tiles that are cracked or loose, or faulty grout that is cracked or missing. If that is the case you may have more serious issues, and I will advise you of any remedial action that may be necessary.

Terms, conditions & guarantee (Silicone Replacement Service)

 

Good Ventilaton

In order to avoid mould and mildew growth even with silicones that have mould and mildew resistant properties the silicone sealant will need proper ventilation of the room, (including being fitted with a fully functioning humidistat extractor fan that meets current building regulations), as mildew, mould and bacteria thrive in a warm, damp atmosphere.

Proper ventilation is essential in order to reduce these high humidity conditions. Whilst the antimicrobial elements in the sealant helps prevent the growth of mould, the build-up of bacteria, and mildew, there is no substitute for regular cleaning, as deposits of soap and body fat can result in mould, that cause staining, and degradation of the silicone sealant.

Should this not be the case then bacteria and mould will form quickly in no time.

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Cleaning

I recommend cleaning of the silicone at least as frequently as once a week using a damp cloth and a cream cleaner such as “CIF” using a light rubbing action and then rinse off. Avoid the use of spray cleaners as these contain chemicals that may have a detrimental effect on the anti mould properties of the silicone sealant and may even discolour the sealant.

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Maximise Sealant Life

I would recommend in order to maximise the life of the silicone sealant, that the silicone sealant in the shower/bath area is wiped down from standing water after every use. A squeegee is very useful for doing this, and makes the job easy after every shower – get all the family to do it everytime, and it helps reduce the amount of cleaning that the tiles and shower glass require – there’s even an upside!

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Guarantee

A limited guarantee leak free finish for six months from date of application, but only to the silicone sealant that I have supplied and applied, and the silicone sealant must not have been subjected to water within 24hrs of application, or longer, as notified by myself. In the unlikely event that a leak does occur, it is probable that it is caused by the shower frame not being sealed properly when installed – I can only guarantee a sealant job “leak free” where all the horizontal, and vertical faces to the shower frame are included in the same job, and none of the beads of silicone sealant exceed 8mm in depth and/or width.

Furthermore, I will not guarantee any seal where there has been movement to any part of the installation, (including trays or baths that flex) following on from the date that the sealant was applied. All installations must be free of movement and secure. I do not guarantee any installation leak free where no “primary seal” has been applied at the time of installation of the bath and/or shower unit, or if a “primary seal” was applied that has failed.

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What is a “primary seal”?

 It is an application of silicone sealant that is applied by the bathroom installer (at the time of installation), around a bath or shower tray (“primary seal”) between the fixture and the wall, prior to tiling, or the fitting of “wet wall” or chosen finish. A “secondary seal” is then applied, which is the one that is visible, meaning that there is a double barrier against leaks. Where no “primary seal” has been applied, it means that the unit has not been sealed properly at time of installation. It is not possible to retro fit a “primary seal”, as this would require for the wall finish to be removed to gain access. In addition and Silicone sealant is not covered by any guarantee in any of the following installations: saunas, wet rooms, power showers, tropical rain style showers, deluge showers, rain fall style showers, steam rooms, self contained free standing shower cubicles/cabins.

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Bubbling/Blistering in the sealant is not covered by any guarantee

Bubbling/Blistering in the sealant is not covered by any guarantee and is not an indication of poor application, or of the silicone sealant applied being of a poor quality, but rather of a reaction to trapped water being present, and would indicate a pre-existing underlying issue in the tiles, wet wall, and/or grout and/or tile adhesive, that requires to be fixed by the owner of the property.

The cause of bubbling/blistering is caused by water being present behind the tiles, within the grout, within the tile adhesive, or within the tiles (if the tiles are natural stone and are porous they require to be sealed prior to installation and then sealed on an annual basis, or as recommended by the manufacturer). Cracked grout or poor quality grout may have allowed water behind the tiles and the tile adhesive may now also have become soaked. It would appear that the bubbling/blistering will generally occur a short period after the application, quite possibly after tthe job has been completed and left the job – the problem is caused by trapped water droplets trying to work their way to the surface of sealant, the seal should still be effective and the issue presented tends to be more of a cosmetic issue.

Times when this may occur is particularly when the existing seal has failed, the grout has failed, or natural stone tiles have not been sealed adequately – every effort will be made during the job to remove any excess residual water but there is no way of ensuring or knowing that all the water has successfully been removed, as trapped water may take time to appear and work its way to the surface of the silicone sealant. Also it is not possible to see what is going on behind the finish applied to the wall, or in case of untreated natural stone tiles as to how much water they are holding.

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Specific Tiles not covered by leak free guarantee and or cosmetic finish

 All natural stone tiles such as sandstone, travertine, granite, slate, marble and limestone etc. are porous and need to be sealed. New unsealed natural stone tiles are not covered by the guarantee, nor are older installations that have existing tiles that have not been sealed on a regular basis – older installations may show some or all of the following: Signs that tiles have not been sealed adequately are discolouration, efflorescence (salt deposits) on surface of tiles giving a rough finish when the tile should be smooth, the tiles starting to crumble, and/or black spotting on the tiles – in these instances the application of silicone sealant will not be guaranteed leak free as the tile is probably holding water and silicone will not stick to wet surfaces – evidence of bubbling/blistering (see above) in the applied silicone is also a sign of trapped water being present and is not an indication of poor application, or of the silicone sealant applied being of a poor quality, but rather a reaction to the water present. Silicone sealant will not adhere well to porous surfaces, or porous tiles that have not been sealed, and if the tiles are holding water bubbling may occur after the job is complete.

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Discolouration

Should the silicone sealant become discoloured then it it highly likely that the sealant has been subjected to hair dyes, and/or the wrong cleaning method (see “Cleaning”) – discolouration is not covered by any guarantee.

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Beading Style Seals or Flexible Strips

 Regretably, I cannot guarantee a leak free finish to the silicone sealant where beading style seals, or flexible strips are being used. In my experience, these type of seals tend not to be watertight, are problematic, and where possible are best removed. If applicable I may retro fit a beading seal where the gap between the wall finish and the tray or bath is excessive in order to attempt to get a watertight and a good cosmetic finish.

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Leaking Frames

The most normal place for a fame to leak is at the base of the vertical metal upright causing water to dribble out onto the floor, or for a leak to be found below the tray resulting in damp or drips to appear downstairs, or damp on the adjoining room wall – the reason for this is that the foot of the upright was not sealed at the wall at the time of installation – it is not possible to seal this properly without dismantling the frame (I do not dismantle installations) however I can attempt to apply sealant under pressure into the space at the bottom of the frame in an attempt to rectify the leak – this type of leak is not guaranteed.

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Grout between the expansion joints

Regretably, I cannot guarantee a leak free finish to the silicone sealant where there is grout between the expansion joints between the tiled verticals, and/or between the shower tray or the bath and the tiles. The reason is that silicone adheres very poorly to grouted surfaces. Where practical and possible the grout will be removed but it may incur additional charges. When sealant is applied to areas of grout it may cause bubbling within the sealant – this is not the fault of the application, and I do not take any responsibility for the cosmetic appearance, nor in the event of the seal failing. Also, in this type of situation, the sealant is not guaranteed mould free – due to poor sealant adhesion, there is a tendency for water to get behind the sealant, and cause discolouration from the back side.

* Awkward areas*: Areas that are not easily accessible cannot be guaranteed leak free.

* Similarly*, sanitary ware (shower bases/enclosures/screens, baths etc.) that is insecure, flexes, or is not fitted properly is not guaranteed leak free, although every effort is made to attempt a leak free finish.

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Mould free guarantee

*Validity of any “mould free” guarantee* offered may be invalidated if regular cleaning of the silicone sealant has not been carried out or the correct method of cleaning has not been followed (see “Cleaning”), and the room requires to be properly ventilated and fitted with a fully functioning humidistat extractor fan (even if a window is present) throughout the guarantee period. In addition at least one opening window must be present and must be able to be fully opened – the light from the window must be able to shine directly onto the silicone and/or grout – the reason is that natural daylight inhibits mould, as mould thrives in dark conditions. Installations where direct natural daylight cannot shine directly onto the silicone are not guaranteed free from mould.  If blinds or curtains are present, they should be opened during daylight hours to help inhibit mould. A humidistat fan must be present and meet “current building regulations” minimum extractor rate requirements, for the room size. Pooling of water caused by the installation not being level can mean that the silicone is left wet for prolonged periods – bathroom silicone is not designed to be constantly wet and under these circumstances may go mouldy – should this situation exist then the sealant is not guaranteed.

 

Other Guarantee's

Any materials supplied and fitted will come with a Manufacturers warranty, whilst any found faulty or failed materials will be covered under the warranty, this does not include any Labour charges to rectify or replace any faulty or failed materials.

Any plumbing work involved with Kitchen and Bathroom upgrades, including replacement of small works for example replacing a WC alone. I will only gurantee new fittings and pipework to the point where new connects to old or existing.

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Claims

In the event of the customer having fulfilled the guarantee requirements, I will return free of charge to replace the defective area of silicone sealant. *Invalid Claims*: Where I find that I'm not at fault, then I reserve the right to make a minimum callout charge of £65, includes one hour labour, free travel within a 15 mile radius of Inverness (for travel out with the 15 mile radius of Inverness: Materials used are chargeable, plus additional time if required is charged at £35 per hour or part hour thereof to rectify the issue, where it is not a material fault of myself (this would include sealant that has not been cleaned by the customer).

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Terms, conditions & guarantee General Plumbing & Property Maintenance

  • Plumbing - Only materials supplied will be guaranteed, as per manufacturers warranty, Labour carry's a 3 month Guarantee, but excludes labour in changing faulty or replacement warranty items, as manufacturers do not include labour under any warranty of said items.

  • All pipe work and fittings will only be guaranteed to point of where new meets old.

  • All pipe and fittings are exluded from low and extreme temperatures.

  • All gurantee's are voided if worked on by any third party after installation.​

Kitchen & Bathroom Upgrades & Installation

  • Kitchen and Bathroom upgrades and full installations are only carried out in vacant properties or properties that are in-between lets.

  • All pipe work and materials will come under the same terms as above.

  • Any damage caused by neglect, mis-use or failing to comply with manufacturers guidelines etc will be voided from warranty/guarantee, this icludes damage caused by, i.e. tenants, pets, heat, adhesives, solvents like nail varnish remover or pollish, including make-up, also including using work surfaces or worktops being used without cutting boards. Any use of bleach, domestos, or any other harsh chemicals can invalidate any warranty implied or given, this also includes products like any drain or sink unblocker that has been used, metal or scotch cleaning abhrasive pads, Ajax or similar abhrasive cleaners.

  • Water damage to kitchen units, doors, draws, plinth boards etc, caused by leaking appliances, like washing machines, dishwshers or or appliance like kettles, coffee & tea machines are not covered by any warranty or guarantee.

  • Cooker hoods - Any cooker hoods with built in extractor fans will be excluded if filters are not changed in accordance with manufacturers guidelines.

  • Electric ceramic hobs are excluded from scratches, chips, cracks etc from mis-use.

  • For any silicone sealants, used by myself during installation of kitchen or bathroom​ process will come under (Silicone sealant terms and conditions), as set out above.

  • Build up of mold caused by lack of ventilation or inadequate cleaning will also invalidate any warranty.

  • Baths, WHB's and shower trays, including shower cubicles and shower screens will not be covered by warranty from damaged caused by dropping items causing cracks or damage, this includes any harsh chemicals, that may cause items to blemish, haze or crack through the use of chemicals.

  • Wet Wall - will not be covered by warranty from damaged caused by drilling to add additional storage items etc like soap dispensers, garment hooks, causing cracks or damage, this includes any harsh chemicals, that may cause items to blemish, haze or crack through the use of chemicals.

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