West Lothian · Scotland
Sand mastic for sash & case windows in Addiebrownhill, West Lothian
We cover Addiebrownhill for traditional burnt sand mastic around sash and case windows and doors in stone and brick. Old material cut out, joints cleaned and sealed neatly and every job guaranteed for a year.
- Mastic that needs renewing before redecorating
- Gaps where the frame meets the masonry
- A silicone bead on a sash window that spoils the look
Sand mastic for homes and businesses in Addiebrownhill
If your home is listed or in a conservation area, check with your local planning authority if consent is needed before window work. Like-for-like sand mastic is often the preferred finish. If you have old cement repairs round a window that have failed and draughty sash windows at the surround, we can help, whatever the surface.
Many older Scottish homes still have timber windows set into stone walls. The sealant has to suit the stone, which rules out acetoxy silicones that can mark or attack it.
We stand behind the work with a 12-month guarantee, so you’re not left on your own once the job is done.
- Place
- Addiebrownhill (EH55)
- Wider area
- West Lothian
- Cover
- A year, on every job
- Quote
- A clear quote up front
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
How to look after the new joints
How long the joints last depends on use and care. We suggest:
- Do not paint over the new mastic
- Sort the mastic before the decorators arrive
- Find out about consent before window work on a listed home
- Go gently near the mastic when preparing windows
Keep paint scrapers and sanders off the mastic when redecorating. Hard scraping can loosen it.
Crumbling mastic lets rain into the joint. It can soak into the frame and the surrounding masonry so early renewal protects both.
What we are called out for in Addiebrownhill
Shallow joints are a common cause. Mastic that is too thin cracks and drops out, which is why we pack deep voids first and get the depth right.
These are the problems we are asked about most:
- Window mastic to renew ahead of painting
- Old sand mastic that has cracked, crumbled or fallen out
- Mastic worn away on windows facing the weather
- Old cement repairs round a window that have failed
For landlords with property near Addiewell station, any sash windows need sound mastic to keep draughts and rain out.
Before booking anyone
- Whether the sealant suits the joint
- Are they insured?
- Which colour the sealant will be
- How the joint is cleaned and prepared
FAQs for Addiebrownhill
Is Addiebrownhill in your area for sand mastic?
Yes. We work across all of Scotland, and Addiebrownhill is part of that. Just send an email to info@mrmastic.co.uk with a few details of the job.
Do you work for landlords with property near Addiewell station?
Yes, we work for landlords and agents. You can email us at info@mrmastic.co.uk with the address and a few details, and we’ll give you a fixed price before we start.
Can I add another job to the visit?
Yes, we can. More than one area can go on one quote.
What sealant do you use?
The product depends on the job: sanitary silicone where it gets wet, and sealants suited to movement or weather elsewhere. Brands we use include Arbo and Everbuild.
Should I use sand mastic or silicone?
That depends on your windows. On many period windows, sand mastic looks right and suits the building and newer frames usually get a flexible sealant.
Can I paint the new mastic?
The usual advice is to leave sand mastic unpainted. If you are redecorating the window, ask us first and we’ll advise.
Where are you based?
Our base is Crawley. We work across South East England, London and Scotland.
Can old silicone round a sash window be swapped for sand mastic?
Yes. The silicone is cut out and the joint cleaned, then point it with sand mastic.
More services for Addiebrownhill
Different surfaces, different methods
Stone surrounds
We take care not to mark the stone when the old mastic comes out.
Period and listed homes
Many older homes were built with sand mastic round the windows. If your home is listed, ask your local planning authority about consent.
Landlord and commercial work in Addiebrownhill
Housing providers, facilities teams and property managers book us too. Several sites can be quoted together, and we’re fully insured for the work.
Water getting past a failed joint can damage the building, which matters even more when someone else lives there. Resealing at the right time is simple maintenance.
Leave it or put it right?
A silicone bead can be quicker, but it can look wrong on a period surround. Sand mastic suits the building and finishes neatly against the masonry. Out of town in Scotland, exposed walls take a lot of weather, and damp in stone or harled walls takes a long time to dry once water gets behind a joint.
Every job is a little different, so each one gets its own quote. Size, access and the product the joint needs all make a difference.
Why choose Mr Mastic in Addiebrownhill
- 4.9 on Google from 180+ five-star reviews
- Anti-fungal silicone where joints get wet
- Approved under the ARBOMaster scheme
- We’re fully insured
Take a look at what affects the cost or customer reviews.
Can I do it myself?
A careful DIYer can reseal a simple joint, like a short, easy-to-reach joint indoors. The common mistakes are sealing over old sealant, sealing a damp joint and using far too much.
Too much sealant is as bad as too little. A heavy bead looks messy and copes badly with movement, and getting the depth right matters as much as the look.
Sand mastic in Addiebrownhill: local notes
Private landlords in Scotland must meet the Repairing Standard, which includes keeping a home wind and watertight, and sound outside sealant is part of that. Sash and case windows are common in older Scottish homes, and the joint between the box frame and the stone or render is traditionally pointed with sand mastic.
If you live in an older home near Addiewell Church Of Scotland, the joint between an old wall and a newer frame is generally the first place rain gets in.
Addiebrownhill is about 4 miles south of Bathgate, in West Lothian. From the centre of Addiebrownhill to the outskirts, we cover sand mastic for every kind of property, from flats and houses to offices and hotels. 58 places in West Lothian are on our list. You can also see our page for Edinburgh, roughly 17 miles from Addiebrownhill.
We work across EH55 for sand mastic and the streets around it. Streets in the area include Meadowhead Crescent, Meadowhead Gardens and Addiebrownhill. Close by, we work in Loganlea (1 mile west), Addiewell (1 mile north-east), Stoneyburn (1 mile north-west), Bents (1 mile west) and Breich (2 miles south-west). We also work in nearby towns such as Livingston (5 miles north-east), Bathgate (4 miles north), Linlithgow (9 miles north), Whitburn (3 miles north-west), East Calder (7 miles north-east) and Broxburn (8 miles north-east).
Landmarks near Addiebrownhill
Addiebrownhill has its own railway station: Addiewell station. A little further out are Bathgate Castle (3.7 miles north) and Tippethill House Hospital (3.7 miles north-west).
How the visit works
You don’t need to clear the whole room or building before we come, only the area right around the joints. We protect the rest, and the job takes a few hours per window, depending on the condition of the joints for a typical job. Around Addiebrownhill, distance and access matter more than parking. Tell us how to find the property and how to reach the work.
- We check each window surround and the condition of the joint.
- The joint is raked out and cleaned.
- Large voids are packed out.
- We point the joint with sand mastic by hand.
- We finish the mastic to a tidy line.
Preparing for the visit
- On commercial sites, let us know about site rules
- Let us know about earlier repairs to the joints
- For indoor joints, keep the area dry beforehand if you can
Get a quote
We quote each job on its own, so start by telling us what you need. Just email us at info@mrmastic.co.uk with the details, and photos are welcome.