Greater London · England
Angel Sand Mastic
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for homeowners, landlords and businesses in Angel. Fully insured, ARBOMaster approved and guaranteed for a year.
- Tired mastic found when preparing windows for paint
- Gaps where the frame meets the masonry
- A silicone bead on a sash window that spoils the look
Looking after it afterwards
A little care helps the new joints last. We recommend:
- Clear gutters so water does not pour onto the windows
- Ask us before painting near the mastic
- Avoid patching sand mastic with silicone
- Check the mastic when you check the paintwork
Check the mastic when you check the paintwork. Catching cracks early keeps repairs small.
Sound mastic protects the frame. Once it fails, water can sit against the timber, which can lead to rot.
Sand mastic for homes and businesses in Angel
Our applicators renew the sand mastic around sash and case windows and doors set in stone or brick. The old mastic is raked out, the joint is prepared and new mastic is shaped by hand. Common call-outs are for old sand mastic that has cracked, crumbled or fallen out and cracked mastic round a front door frame, across timber door frames, period & listed homes and stone surrounds.
Much of London’s older housing was built with timber sash windows, some still in place and some long since replaced. Whatever is in the opening now, the joint between frame and wall is what keeps the weather out, in Angel as anywhere.
Big or small, it’s backed by our 12-month guarantee in Angel and across Greater London.
- Location
- Angel (N1, N1P, EC1V)
- Wider area
- Greater London
- Cover
- A year, on every job
- Price
- A clear price before work begins
- Telephone
- 0345 464 0079
- Page updated
- 26 October 2026
For landlords and businesses
From a single let to a portfolio, you get the same standard of work: the old material taken out, careful preparation and a 12-month guarantee.
Letting agents often deal with us directly. Send the address, what’s needed and the access arrangements and we will give you a quote.
Windows and doors in Angel
London and the South East are among the drier parts of the UK, but outside sealant still needs a dry, clean surface, so outdoor work is planned around the forecast. With historic houses such as Dr Johnson's House (about 1.2 miles south) nearby, there’s older building stock in the area around Angel as well as newer homes. Where a home is older, older timber frames in brick or stone need a different approach from a modern uPVC window.
As a London address, Angel can be tricky for parking: tell us about permits, visitor bays or off-street space when you book. If you live in an older home near St Mark's Church, the joint between an old wall and a newer frame is generally the first place rain gets in.
Angel is about 1 mile north-east of St Pancras, in Greater London. Jobs in Angel get the same care as everywhere else we work: old sealant removed completely, careful preparation and a 12-month guarantee. Our Greater London coverage runs to 764 places, Angel among them.
Work in N1, N1P and EC1V works the same way as everywhere else we cover. Whether your property is on City Road, Noel Road and Dewey Road or anywhere close by, we can help. With the A501 close by, Angel is simple for us to get to. Neighbouring places we cover for sand mastic include Pentonville (1 mile north-east), Clerkenwell (1 mile south), Islington (1 mile north), St Pancras (1 mile south-west) and Kings Cross (1 mile west). We also work in nearby towns such as Kensington (5 miles south-west), Walthamstow (5 miles north-east), Hampstead (3 miles north-west), Ruislip (13 miles west), Brompton (4 miles south-west) and Stockwell (4 miles south).
Around Angel
Around Angel, our work takes us to homes and buildings near Risinghill School, Pilsudski Institute of London and The Angel pub. Other local landmarks include Barnard Park (within half a mile north-west) and Elizabeth Garrett Anderson School (under half a mile west). Angel’s nearest station is London Kings Cross station, about 0.7 miles west of the centre. A little further out are Finsbury Health Centre (0.5 miles south) and Museum of Funeral History (within half a mile south). Not far away are Barnsbury Wood and St. James's Park Lake.
Different surfaces, different methods
Tenement and terrace windows
Windows above ground floor need the right access. Let us know the floor and we’ll confirm access.
Brick reveals
We rake out the old mastic and pack deep voids before pointing.
Places near Angel
Also in Angel
DIY versus a professional finish
A careful DIYer can reseal a simple joint, such as a straightforward joint indoors. Where it goes wrong is sealing over the old bead, working on a wet joint or overloading the gap.
Overfilling a joint is a classic DIY mistake. A thick, smeared bead looks untidy and doesn’t move well, and the joint depth matters as much as the finish.
Honest limits
Sealant is not the answer to every problem, and we’ll tell you before work begins. Sealant won’t put right:
- Masonry that needs repairing
- Putty and glazing repairs
- Sashes that need overhauling
If in doubt, phone 0345 464 0079 or email us and we’ll say what we think.
Joints and surfaces we work on
- Timber door frames
- Period & listed homes
- Tenement windows
- Sash and case windows
- Brick reveals
- Stone surrounds
Common problems we fix in Angel
Rain on the window surround works into any crack and pushes it out. Exposed elevations normally fail first.
Signs it’s time to call us include:
- Mastic worn away on windows facing the weather
- Draughts and rain around sash boxes
- Mastic dropping out of the joint
- Mastic that needs renewing before redecorating
Rented homes near London Kings Cross station change hands often, and cracked sand mastic around sash windows lets in the draughts tenants complain about.
Questions to ask before you book
- What happens if the job turns out different
- Whether they seal over old material or remove it
- Are they insured?
- What the quote includes, VAT included or not
Angel: your questions answered
Do you cover Angel for sand mastic?
Yes. Our work covers London and the South East, and Angel is part of that. Just phone 0345 464 0079 or email us with a few details of the job.
I let a flat near London Kings Cross station. Can you help?
Yes, landlords and agents are among the people we work for. Just ring 0345 464 0079 or drop us an email with the address and what needs doing, and we’ll send you a clear quote.
Is the work guaranteed?
Our 12-month guarantee applies to all our work.
Will you leave a mess?
Very little: the area around the joints is protected first, and we tidy up before we go.
How long does the job take?
A typical job takes a few hours for a single window, longer for several. Your quote will say how long we expect yours to take.
Is there any odour?
Sometimes, a little. It fades as the sealant cures, and ventilation helps.
Which products do you use?
Quality sealants from brands including Arbo and Everbuild, picked for each joint. We explain the product when we quote.
What should I tell you?
Tell us what needs doing and where, plus photos if you have them. If we need more, we’ll ask.
The process
At the end, we look at the finished work together and explain the cure time. The work normally takes a few hours per window, depending on the condition of the joints, depending on the amount of work. In a London area like Angel, the main things to plan are parking and access: tell us about permits, visitor bays or off-street space, which floor we’re working on and whether there’s a lift.
- We check the window surrounds and agree which joints need renewing.
- We rake out the old mastic and clean the joint.
- We pack any deep gaps so the mastic sits at the right depth.
- Sand mastic is mixed and applied by hand, then shaped to the joint.
- The finish is dressed so it sits neatly against the stone or brick.
Before we arrive
- Plan for the work area to be out of bounds to pets and children
- Mention if the joints have been sealed before
- Tell us about access, such as stairs, a lift or high-level joints
Ask for a quote
Every job is quoted individually. Simply call 0345 464 0079 or send us an email and describe the job and send pictures if you have them.