Utrecht · approx. 20 km from Utrecht
Sealant work in Vianen
Vianen sits right up against the Lek, and here that determines more than the building style does. The historic fortress stands on river clay, the buildings on the dyke move with whatever the dyke does, and the post-war districts behind them were put up in terraces on ground that does not settle at the same rate everywhere. Movement determines the joint width, and here it is rarely the same everywhere.
Since 1959
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What matters in Vianen
Fortress, dyke and post-war terraces
A historic fortified centre with listed facades, buildings on the dyke along the Lek, and post-war expansion districts of terraced housing with a business park on the north side.
Around the Voorstraat and the Hofplein stand buildings with timber window frames, putty and glazing sealant, partly within a protected townscape. There, what is permitted comes first, and only then what it will be. The post-war districts to the east and south of the centre, such as Monnikenhof and Blankenborch, were put up in terraces and are well past the first replacement round of their facade sealant. Along the Lekdijk stands older, often detached housing where the work is different: those buildings take wind and moisture from the river side, and their joints are therefore under heavier strain than a sheltered facade.
What makes Vianen different from a village inland is the river. On the Lek side a facade stands full in the wind and gets the weather unfiltered; a few streets further on the same facade stands sheltered and the same joint lasts years longer. So we look not only at the year of construction but also at the orientation: which side faces south, which side catches the river wind. That determines where we start and which product goes in.
The fortified centre is narrow, partly one-way and has short parking bays; there the van parks as close as possible and we carry the gear some of the way. On the dyke, parking is the hardest: the road is narrow and there is often no verge to stand on without obstructing traffic. We arrange that in advance and not on the spot. In the post-war districts it is no problem: wide streets and usually right outside the door.
Twenty kilometres by road, about half an hour. That is close enough to come for a single bathroom too, and the call-out charge stays limited. For business work we like to schedule Vianen together with Culemborg or IJsselstein on one day, because then we drive that route once for several addresses instead of three times separately.
What we do in Vianen
- Bathroom, sanitary & kitchenSealing of sanitary ware, showers, baths, washbasins and kitchens.
- Window frames & glazingNeat, durable sealant work around window frames and glass.
- Facades & structural jointsFacade joints, connection joints and expansion joints in floors and walls.
- Swimming pool & wellnessSealant work in swimming pools, saunas, steam rooms and spas.
- Renovation & maintenanceSealant work during renovation, repairs and periodic maintenance.
- Specialist sealant workFor specific requirements and specialist applications.
You will hear from us within 15 minutes on working days, and the work comes with a 2-year guarantee.
The work here
What we do most often in Vianen
Joints on the dyke
Buildings on the dyke stand on ground that moves, and on top of that they take wind and driving rain from the river side. During the site survey we measure how much movement is to be expected and derive the joint width from that; a wider joint stretches over more millimetres than a narrow one. What sealant does not do is hold back a structure. It follows it.
More about this serviceWindow frames in the fortress
In the historic centre the glass often still sits in putty or old glazing sealant. That has gone hard and is coming away at the edges, and then water runs along the glass into the timber. On a listed building or in a protected townscape not every product is permitted; we first find out what is allowed and only then what goes in.
More about this servicePost-war terraced housing
The districts behind the centre were built in series, with the same window frames and the same sealant from the same period. If it fails at one house, the neighbour is usually at the same point. That makes it attractive to have it done together with a few neighbours: one set-up instead of three, and a lower price per metre.
More about this serviceHow we approach it here
Which sealant on what, and what it costs
The substrate decides the sealant
On the dyke and in the fortress you come across old, painted timber and brickwork that is softer and more porous than modern work. Porous brick sucks the adhesion out of a sealant that goes on without primer, so there a pre-treatment goes on first. On painted timber the sealant adheres to the paint layer and not to the timber: if that paint is loose, the sealant will later come away together with the paint, however neatly the joint has been laid. In the post-war districts it is more often hardwood or plastic, and plastic is smooth and expands considerably in the sun. An ordinary facade sealant does not adhere to it. And for everything that stands on the river side, we choose based on weather exposure and not only on substrate, because those facades have more to put up with.
Costs and lead time
Metres, accessibility and the condition of the old joint together determine what you pay. Removal takes more time than application, and you see that difference in the price. In the fortified centre and on the dyke, accessibility counts: if we have to carry the gear a long way or a traffic measure is needed, that takes time and we say so in advance. An average bathroom is done in half a day; the window frames of a terraced house usually take a day. You hear the amount before we start and not afterwards, including the call-out charge. Curing is not working time but it is waiting time, and we tell you that too so you can plan for it.
Two routes
Business or homeowner in Vianen
For contractors and property managers the post-war stock in Vianen is predictable work: many identical homes a short distance apart, so little moving about and a fixed price per metre. On the river side it is different and calls for a judgement per building. We come in as a subcontractor alongside a repainting cycle, or do only the sealant work while you do the rest, and hand over with videos per address so you can show what has been done.
For businesses
Contractors, painters, homeowners' associations, property managers and interior fit-out.
See what we do for businessesAlso near Vianen
As the crow flies from the centre. By road it is further.
- Nieuwegein 6 km
- IJsselstein 8 km
- Culemborg 8 km
- Houten 9 km
- Lopik 9 km
Is your town or city not listed? See the whole service area.
Questions from Vianen
What people in Vianen ask most often
My house stands on the dyke. Is that more difficult?
It takes more preparation, yes. The ground under buildings on the dyke moves, and the buildings take wind and driving rain from the river side full on the facade. That means we first measure how much movement is to be expected and that we choose the product based on weather exposure and not only on substrate. There is a practical point too: the dyke road is narrow and there is often nowhere to put the van. We arrange that in advance.
Why does one facade last longer than another?
Because of orientation and weather exposure. A south-facing facade gets the most sun and so the biggest temperature swings; that joint stretches and shrinks every day. A facade on the river side also gets wind and driving rain unfiltered. The same sealant on the north side, sheltered, hardly moves at all and lasts years longer. That is why, during a site survey, we say what we expect for each building component instead of giving one term for the whole house.
Am I allowed to have my own window frames done in the fortress?
Usually yes, but not with every product. In a protected townscape or on a listed building there are requirements on what you change on the outside, and a seal around the glass that looks different from what was there falls under that. We find that out in advance. Ask about it when you make your request, so you know where you stand before someone goes along your windows with a knife and you have to undo something afterwards.
Do you charge a call-out fee for Vianen?
You see it in advance rather than afterwards. Vianen is about twenty kilometres from our base in Utrecht: the first fifteen are included in the price, and the price calculator adds the few kilometres beyond that straight away. On a small job the trip weighs more heavily than on a project of hundreds of metres, and that is exactly why there is a minimum charge. If you want to keep it down: plan it together with a neighbour or with a second job, then you pay for that trip once.
What if something is not right with the work?
Then we come back. Our work comes with a 2-year guarantee, and it covers the workmanship: the adhesion, the finish and whether the right sealant is in the right place. The movement of the structure itself falls outside it, as the terms and conditions also state. That is why we measure in advance how much movement there is and derive the joint width from that, instead of having to explain afterwards why something is not covered.
