Commercial Glass Leak Repair & Glazing Leak Repair
Water on a live commercial floor is an operations problem. We find the glass path, make the building safe, and close the leak without emptying the hotel, restaurant or trading floor.
ARRT Group is SafeContractor accredited and can offer an insurance-backed guarantee of up to 20 years on the work.
Commercial glass leak repair and glazing leak repair in London
ARRT Group provides commercial glass leak repair and glazing leak repair on occupied buildings in London first, then across the South East, the West Midlands and UK-wide programmes. Curtain wall, atrium and live trading floors are the usual brief, including occupied hotels and restaurants that cannot close, plus make-safe when water is already inside. Survey, make-safe, then a permanent seal or unit. Commercial envelopes only. Call 020 3780 3001.
A glass leak on an occupied commercial building is usually curtain wall, structural glazing or an atrium joint — not the stain on the ceiling where it first shows. We survey at close quarters, make the opening safe, and only then specify the permanent gasket, seal or unit.
Occupied hotel and restaurant glass is a live-service brief. Dining rooms, kitchens and guest floors stay open. Work is phased around service — early morning, night or a controlled exclusion — so the public entrance is not shut behind scaffold.
The same sequence applies when an occupied commercial building is already leaking onto a live floor: offices or a trading level that cannot be emptied. We trace the frame, gasket or overhead joint, weatherproof it, and return for the permanent close-out once the path is proven.
Leak tracing in detail sits on glazing leak detection. First attendance and boarding sit on emergency glazing. Related envelope work: curtain wall refurbishment, atrium and rooflight glazing, high-level glass replacement, commercial roof repairs and heritage glazing. Coverage is London first, then the South East and the West Midlands, with UK-wide programmes — see locations. Birmingham is coverage only, mobilised from the London registered office. No separate street address.
Typical glazing leak repair briefs include curtain wall mullion and transom joints, window and glazed-screen perimeters, failed sealed units and structural glazing joints over a live floor. If the water is coming through a glass roof, atrium or rooflight, see our dedicated glass roof leak repair page. We also handle make-safe when a broken glass panel is letting weather in, before the permanent close-out.
What causes a commercial glazing leak?
Most commercial glazing leaks come from a small number of failure points: curtain wall gaskets that have shrunk or slipped (see curtain wall gasket replacement), perished silicone or structural sealant joints, failed perimeter seals between frame and structure, blocked frame drainage, loose pressure plates and capping, and sealed units that have failed or cracked. Glazing leak repair means proving which one it is before anything is resealed, then fixing that point properly rather than masking it with surface sealant. Where the leak is at height, we reach it by rope access, MEWP or spider lift so the floor below can stay in use.
Recent examples (anonymised)
Failed high-level panel make-safe — a Heathrow-area commercial facility. A shattered curtain-wall panel at height was reported at a Heathrow-area commercial facility. ARRT attended, surveyed and cordoned the area below, then returned with a team to make the opening safe. The permanent matched unit was sourced for follow-on replacement. See emergency glass replacement and emergency glazing & make-safe.
Non-compatible toggle-bar unit at height — a London riverside office building. At a London riverside office building, a failed toggle-bar glazed unit was found to be non-compatible with the curtain-wall system. The defective unit was removed at height and replaced with a system-compatible unit so the elevation sealed correctly. Related: high-level glass replacement and rope access.
What we deliver
- Close-quarters survey of curtain wall, atrium and overhead glass leaks
- Make-safe and temporary weatherproofing on occupied commercial floors
- Permanent gasket, seal, joint or unit repair once the path is known
- Hotel, restaurant and live trading-floor programmes around service
- Photographic record for FM, estates and insurers
- Handover into planned glazing maintenance where the elevation needs it
How the work is done
| Focus | Occupied commercial buildings — London first; South East & West Midlands coverage; UK-wide programmes |
|---|---|
| Typical situations | Curtain wall, atrium, hotel and restaurant glazing, live trading floors |
| Sequence | Survey, make-safe, permanent seal or unit |
| Access methods | Rope access, MEWP, spider / tracked platform, internal access with protection |
| Working hours | Daytime, out-of-hours and service windows |
Questions we get asked
Can you repair a glass leak while the building stays occupied?
Yes. Occupied hotels, restaurants, offices and live trading floors are the normal commercial brief. We survey, make the opening safe and phase the permanent repair so the building keeps trading.
What is glazing leak repair?
Glazing leak repair means finding and permanently closing the route water takes through a glazed system, whether that is gaskets, seals, sealant joints, sealed units, frame drainage or perimeter junctions, rather than masking the symptom inside. On commercial buildings we trace the path, make it safe, then reseal, regasket or replace the unit.
Do you repair a leaking glass roof or atrium rooflight?
Yes. Glass roofs, atria and rooflights have their own page: see glass roof leak repair. This page covers commercial glass leak repair on curtain walling, windows and glazed screens. The method is the same: trace the path, make safe, then a permanent seal, gasket or unit.
Do you only find the leak, or do you repair it?
Both, on one instruction. Forensic tracing is set out on our glazing leak detection page. This page is the repair path: make-safe, then a permanent seal, gasket or unit once the entry path is known.
What if a broken glass panel is also leaking?
We make the broken panel safe first, weatherproof the opening, then programme the permanent replacement. Emergency make-safe sits on our emergency glazing page; permanent unit swaps on emergency glass replacement or high-level glass replacement.
Is this a domestic glazing job?
No. Commercial envelopes only — curtain wall, atrium and occupied buildings. It is not a domestic glazing service.
Stop it happening next winter
Most leaks and failed seals we are called to in winter began as small defects that could have been found earlier. A planned maintenance visit checks seals, gaskets and drainage at height, logs developing defects with photographs and gives you a costed schedule, so the repair budget is planned rather than reactive.
Often needed alongside this
Leak Detection & Repair
Find the actual entry point instead of resealing everything and hoping — forensic water testing, tracing and a targeted, evidenced repair.
View service 05Emergency Glazing
One number for emergency make-safe. Rapid response to secure the building, remove the hazard and make the elevation safe — including at height.
View service 03Atrium & Rooflight Glazing
Overhead glazing repaired and refurbished over live public space — with the temporary works, protection and rescue planning that overhead work demands.
View serviceCase study: emergency leak repair & make safe at Alexandra Palace
Live leak or broken glass?
Call 020 3780 3001. Our make-safe attendance target is within 4 hours of your call, subject to access and location; we will confirm timing for your site on the phone. If you cannot call, send an emergency enquiry — it is not filed as planned works.