Angus · Scotland
Sand mastic for sash & case windows in Arbroath, Angus
Traditional burnt sand mastic around sash and case windows and doors in stone and brick in Arbroath, with a 12-month guarantee on every job. Ask us for a quote.
- Draughty sash windows at the surround
- Weathered mastic on the most exposed windows
- A silicone bead on a sash window that spoils the look
When to call us in Arbroath
Scraping and sanding before painting can loosen old mastic. Many people find it crumbling when they prepare the windows.
It’s worth asking for a quote if you see:
- Mastic round period door frames that has failed
- Old sand mastic that has cracked, crumbled or fallen out
- Window mastic to renew ahead of painting
- Draughts and rain around sash boxes
For site and facilities teams at buildings such as Arbroath High School, the mastic around its windows and doors needs looking after like any other building’s.
Before booking anyone
- Whether they’re fully insured
- How hidden problems are handled
- What preparation is included
- Whether they seal over old material or remove it
Sand mastic in Arbroath, done properly
Sand mastic has long been used to fill the joint between timber frames and masonry. It’s made from sand and a linseed-oil-based binder, applied by hand. On period homes, it looks right where silicone wouldn’t. If you have window mastic to renew ahead of painting and mastic worn away on windows facing the weather, we can help, on brick reveals, stone surrounds and timber door frames alike.
Wind and rain in a Scottish town like Arbroath find any gap around a frame. The windows facing the weather are normally the first to leak.
The work is covered for a year after we finish. If anything is not right with it, send an email to info@mrmastic.co.uk.
- Location
- Arbroath (DD11)
- Wider area
- Angus
- Cover
- 12 months on all our work
- Quote
- Quoted before any work starts
- info@mrmastic.co.uk
- Updated
- 26 October 2026
For landlords and businesses
Failed sealant is one of the commonest items on a check-out report. We can quote for more than one property at once.
We work for landlords and letting agents as well as homeowners. Resealing between tenancies keeps a property looking cared for.
Quotes for sand mastic in Arbroath
The price is agreed before any work begins. It’s based on:
- Any mould that needs treating
- The old material and how stubborn it is
- How many areas need sealing
- The size of the job
No two jobs are quite the same, so each one gets its own quote. Size, access and the product the joint needs all play a part, and we’ll explain the quote if you ask.
What we need to know
To make quoting easier, please include:
- The type of property
- What the problem is, such as mould, gaps, leaks or cracking
- Where the job is, and your postcode
- The rough size of the job
Getting a quote is simple: tell us what needs doing and where. A few pictures by email make the job easier to understand, and we’ll take it from there.
What happens on the day
The work is kept neat and contained to the area we’re working on. Expect the work to take a few hours for a single window, longer for several, and we explain the cure time before we leave. Parking around Arbroath is rarely difficult, though older streets in the centre can be tight. If you’re in a flat with a shared stair or a door entry system, let us know when you book.
- Each surround is checked first.
- The joint is raked out and cleaned.
- We fill deep gaps so the new mastic isn’t too thick.
- We point the joint with sand mastic by hand.
- The finish is dressed neatly.
Getting ready for the visit
- Tell us about access, such as stairs, a lift or high-level joints
- For indoor joints, keep the area dry beforehand if you can
- Let us know if you’ve seen damp or leaks
Ask for a quote
There’s no standard price list, as no two jobs are quite the same. Instead, we send you a clear quote for your job. To arrange one, drop us a line at info@mrmastic.co.uk.
Related advice
Arbroath homes and the weather
Arbroath is within about 1 mile of the coast, where wind-driven rain is a fact of life and, nearer the shore, so is salt air. That’s hard on the mastic around older windows and doors, especially on the side facing the sea. Many older homes in Scotland have sash and case windows, and the joint between the box frame and the stone or render is traditionally pointed with sand mastic.
For an older house near a landmark such as Knox's Church, the windows may be timber, sash or later replacements, and each needs the right sealant against the wall. Rented homes near Arbroath station change hands often, and older sash windows in a rental need their mastic kept sound to keep the weather out.
Arbroath is about 16 miles north-east of Dundee, in Angus. For sand mastic in and around Arbroath, please send an email to info@mrmastic.co.uk for a quick quote. We cover Angus from our Crawley base, Arbroath included. Arbroath is one of 40 towns and villages in Angus we cover for sand mastic. You can also see our page for Dundee, about 16 miles away.
Postcode districts we cover here for sand mastic: DD11. That includes homes and businesses on Fergus Square, High Street and Cairnie Street and the roads around them. Being close to the A92 and A933, Arbroath is simple for us to get to. Neighbouring places we cover for sand mastic include St Vigeans (1 mile north), Colliston (3 miles north-west), Auchmithie (3 miles north-east), Balmirmer (4 miles south-west) and East Haven (4 miles south-west). Within a short drive, we also cover Forfar (13 miles north-west), Carnoustie (6 miles south-west), Brechin (12 miles north), Hunter's Town (7 miles south-west), Gardynebourg (7 miles south-west) and West Haven (6 miles south-west). Arbroath is among the bigger towns we cover in Angus.
Near you in Arbroath
In Arbroath, that means homes and buildings near The Corn Exchange pub. Arbroath has its own railway station: Arbroath station. Other landmarks nearby include Arbroath Signal Tower Museum (0.6 miles south) and Arbroath Infirmary (0.6 miles south).
Common questions in Arbroath
Can you help a landlord with a rental near Arbroath station?
Yes, landlords and agents are among the people we work for, and several properties can be quoted together. You can drop us a line at info@mrmastic.co.uk with the details for a clear quote.
Can you do sand mastic in Arbroath?
Yes, Arbroath is within the area we cover. Our work covers the whole of Scotland. Just drop us a line at info@mrmastic.co.uk with a few details of the job.
Is consent needed for window work on a listed home?
Checking first is sensible. Ask your local planning authority whether consent is needed for listed or conservation-area properties.
Will the old sealant be removed?
Yes, always, and completely. New silicone doesn’t stick to old silicone, so the joint is cleaned back first.
What is sand mastic?
It’s a mix of sand and a linseed-oil-based binder. It’s built up in the joint by hand and shaped to suit the surround.
Can I add another job to the visit?
Of course. Combining jobs makes good use of the visit, so mention them when you ask for a quote.
Will there be a smell?
Sometimes, a little. It fades as the sealant cures, and ventilation helps.
Can I paint the new mastic?
It’s traditionally left unpainted, as guidance on traditional windows advises. Talk to us before any painting near it.
Why deal with it now?
If you are redecorating, renew the mastic first. Paint over cracked mastic will not stop the gaps and traditional guidance is to leave the new mastic unpainted. Private landlords in a town like Arbroath must keep homes wind and watertight under the Repairing Standard. Replacing failed sealant early is simpler than dealing with a complaint.
What it costs depends on the size of the job, how hard the old material is to remove and how easy the joints are to reach. We give a clear quote before we start, so you know where you stand.
Why us?
- Anti-fungal sanitary silicone in wet areas
- Quality sealants from Arbo and Everbuild
- Tidy, careful work
- Every job guaranteed for a year
See what affects the cost and customer reviews.
Towns and villages near Arbroath
Also in Arbroath
How the job changes by surface
Brick reveals
Loose mastic comes out and deep gaps are packed before pointing.
Stone surrounds
Old stone surrounds are often uneven, so the joint varies in width. Sand mastic is shaped by hand to suit.
Can I do it myself?
A DIY attempt doesn’t rule out a professional job. We cut it out and start again, so just mention it when you contact us.
Overfilling a joint is a classic DIY mistake. A heavy bead looks messy and copes badly with movement, and getting the depth right matters as much as the look.