West Lothian · Scotland
Adambrae Sand Mastic
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for Adambrae, backed by a 12-month guarantee. Ask us for a quote.
- Crumbling sand mastic round a window
- Mastic that needs renewing before redecorating
- Gaps between timber frames and stone or brick
Sand mastic in Adambrae, done properly
We work across Adambrae renewing sand mastic on sash windows and doors. Each joint is raked out, prepared and pointed by hand, finished to suit the masonry. If you have gaps round a timber door in stone or brick and mastic dropping out of the joint, we can put it right.
Mastic can only go onto a dry joint, so outside work in Adambrae depends on the weather. Let us know about access to every frame, including any upstairs.
We guarantee the work for a year. If there’s a problem with our work within the year, let us know and we will sort it.
- Where
- Adambrae (EH54, EH55)
- Region
- West Lothian
- Cover
- 12 months on all our work
- Price
- A clear quote up front
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
How to look after the new joints
After the cure time, these simple habits help:
- Renew mastic before redecorating the windows
- Don’t paint over the new mastic
- Keep modern sealant off the mastic
- Ask a joiner to look at soft timber first
Avoid painting over the new mastic, which is the traditional advice. If you’re redecorating, ask us first.
It’s best to renew mastic before painting the windows. Paint over cracked mastic only covers it up.
How we quote for sand mastic
For a quick quote, just ask. What matters most is:
- The product the joint needs
- The old material and how stubborn it is
- The size of the job
- How many rooms, windows or areas are involved
The cost depends on how much there is to do, how hard the old material is to remove and access to the work. We give a clear quote before any work starts, so you know where you stand.
What to tell us for a quote
Before you ask for a quote, have a think about:
- How many joints, rooms or windows are involved
- Whether it has been sealed before
- Any access issues, like height or stairs
- Photos by email, if that’s easy
It all starts with a short chat. Describe the problem, the location and the size of the job, and we’ll explain how we’d tackle it. When it suits you, email us at info@mrmastic.co.uk.
Do you need sand mastic in Adambrae?
Timber frames move with the seasons. The movement cracks the mastic over time.
Signs it’s time to call us include:
- Gaps where the frame meets the masonry
- Mastic dropping out of the joint
- Weathered mastic on the most exposed windows
- Window mastic to renew ahead of painting
Managing a site like St. Margaret's Academy? Then larger buildings have plenty of frames, and the mastic around each one ages.
Questions to ask before you book
- Whether all the old sealant comes out first
- Whether they’re fully insured
- Whether VAT is included
- What preparation is included
What we do, step by step
We keep the work tidy and contained to the joints we are treating. Expect the work to take a few hours per window, depending on the condition of the joints. In smaller Scottish places, parking is generally less of an issue than access and distance. Tell us how to find the property and how to reach the work, and the visit is planned around that.
- We look at the surrounds with you and agree the joints to renew.
- We remove the old, loose mastic.
- We pack any deep voids first.
- The sand mastic is mixed and pressed into the joint by hand.
- The surface is finished to suit the stone or brick.
Getting ready for the visit
- Tell us about any previous sealing or DIY attempts
- For business premises, tell us about site rules or sign-in
- Let us know if you’ve seen damp or leaks
Getting a quote
Call for a quick quote, or email us if that’s easier. Describe what needs sealing and we will talk you through the work before giving you a price.
Related advice
Nearby places to Adambrae
More services for Adambrae
Questions from Adambrae
Can you do sand mastic in Adambrae?
Yes, Adambrae is within the area we cover. We work across all of Scotland. Just drop us a line at info@mrmastic.co.uk with a few details of the job, and we will send you a clear quote.
Do you work for landlords with property near Livingston South station?
Yes, landlords and agents are among the people we work for. Just drop us a line at info@mrmastic.co.uk with the address and what needs doing, and we will send you a clear quote.
Are you fully insured?
Yes, we’re fully insured.
Can I add another job to the visit?
Yes. Tell us about everything you’d like done and you’ll get one quote.
How long will you be here?
Most jobs take anything from a few hours to a full day, depending on how many windows. Your quote will say how long we expect yours to take.
What sealant do you use?
Quality sealants from brands including Arbo and Everbuild, chosen to suit the joint. We explain the product when we quote.
Can old silicone round a sash window be swapped for sand mastic?
Generally, yes. Once the silicone is out and the joint prepared, sand mastic is applied by hand.
What information do you need?
A short description and the location. We will ask anything else we need to know.
Adambrae homes and the weather
Historic houses like Howden House (about 1.5 miles north) are a reminder that the area around Adambrae has older buildings as well as new. Where a home is older, older frames set in brick or stone need a sealant that suits them, and sometimes that’s traditional sand mastic. Many older homes in Scotland have sash and case windows, often pointed into the wall with traditional sand mastic.
In the older streets around Livingston Parish Church, frames set in older brick or stone need a sealant that suits the wall as well as the frame. Letting a property close to Livingston South station? Then older sash windows in a rental need their mastic kept sound to keep the weather out.
Adambrae is about 2 miles south of Livingston, in West Lothian. Wherever you are in the EH54 postcode area, we cover sand mastic for homes and businesses. We cover 58 towns and villages across West Lothian. You can also see our page for Edinburgh, roughly 13 miles from Adambrae.
Jobs for sand mastic in EH54 and EH55 is quoted and booked the same way as anywhere else. You’ll find streets such as Calder Road, Newpark Road and Adambrae Road. We also cover the places around Adambrae: Bellsquarry (1 mile south), Dedridge (1 mile north-east), Murieston (1 mile east), Livingston Village (1 mile north) and Polbeth (1 mile south-west). We also work in nearby towns such as Bathgate (5 miles north-west), Linlithgow (8 miles north-west), Whitburn (6 miles west), East Calder (3 miles north-east), Broxburn (5 miles north-east) and Armadale (7 miles west).
Around Adambrae
We work in homes and buildings around The NewYearField pub and Inveralmond Community High School. The nearest railway station is Livingston South station, roughly 1 mile east. Nearby you will also find Livingston Designer Outlet (0.8 miles north-east) and Bathgate Castle (4.3 miles west). For a walk, there’s Dechmont Law.
Landlords, agents and businesses in Adambrae
In hotels, rooms out of use cost money, so we plan the work room by room around your bookings where we can. We have worked in hotels as well as homes and businesses.
We regularly work with letting and managing agents. Tell us the address, the job and how access works.
DIY sealant or a professional job?
What a professional job adds is preparation and the right product. We take joints back to clean, dry surfaces, and the sealant is chosen for how the joint moves and where it is, and the work is guaranteed for a year.
Some jobs are best left to a professional: work at height, external movement joints, fire-rated sealant and large areas call for the right materials, safe access and experience.
How the job changes by surface
Sash and case windows
On a sash window, the mastic joint shows on the outside, so a neat, even finish matters.
Brick reveals
We rake out the old mastic and pack deep voids before pointing.