Midlothian · Scotland
Sand mastic for sash & case windows in Arniston, Midlothian
Sand mastic for Arniston and the surrounding area: the right sealant, proper preparation and a neat finish. Call for a quick quote.
- Tired mastic found when preparing windows for paint
- Draughts and rain around sash boxes
- Gaps between timber frames and stone or brick
Surface by surface
Tenement and terrace windows
In shared buildings, the windows may be part of a wider repair, so check who is responsible first.
Stone surrounds
The stone is treated with care while raking out the old mastic.
Sand mastic in Arniston, done properly
We renew sand mastic around sash windows and doors set in stone or brick. The old mastic is raked out, and new mastic is applied and shaped by hand. We work on sash and case windows, period & listed homes and timber door frames, and people most often call us about wind and rain getting in round a sash window and tired mastic found when preparing windows for paint.
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.
A one-year guarantee comes with the work, just as it does everywhere we cover.
- Place
- Arniston (EH23)
- Wider area
- Midlothian
- Cover
- A year, on every job
- Quotes
- Quoted before any work starts
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
Keeping the joints in good condition
A little care helps the new joints last. Our advice:
- Ask us before painting near the mastic
- Avoid heavy scraping on the mastic joint
- Find out about consent before window work on a listed home
- Plan mastic work ahead of painting
Make sure water drains away from the window surround. Constant wetting wears the mastic faster.
Gaps round a sash box let in draughts and rain. Left, the gap tends to get bigger.
Do you need sand mastic in Arniston?
Paint, silicone or cement used over old mastic causes problems. They do not move with the timber and we normally remove them.
The most common problems we see are:
- Gaps where the frame meets the masonry
- Draughts and rain around sash boxes
- Patchy fillers round a sash window
- Modern sealant on a period surround
For landlords with property near Gorebridge station, any sash windows need sound mastic to keep draughts and rain out.
Comparing quotes
- The length of the guarantee
- What happens if the job turns out different
- Whether they’re fully insured
- Which sealant they’ll use, and why
Nearby places to Arniston
Also in Arniston
Windows and doors in Arniston
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. Many older homes in Scotland have sash and case windows, often pointed into the wall with traditional sand mastic.
For an older house near a landmark such as Hunterfield Road Church, replacement windows fitted into old openings often leave uneven gaps that need backing and a flexible joint.
Arniston is about 4 miles south-east of Bonnyrigg, in Midlothian. Homes, rented property, offices and hotels in Arniston is covered for sand mastic, old or new, large or small. The work is guaranteed for a year. Arniston is one of 33 places in Midlothian we cover for sand mastic. Edinburgh is on our list too, about 10 miles from Arniston.
We work across the EH23 postcode area for sand mastic. We cover properties on Bellsmains, Cadwell Path and Cadwell Walk. If you are just outside Arniston, we cover Birkenside (1 mile north), Gorebridge (1 mile north), North Middleton (1 mile south-east), Carrington (2 miles west) and Gowkshill (2 miles north). Further out, we also cover Bonnyrigg (4 miles north-west), Dalkeith (4 miles north), Penicuik (7 miles west), Loanhead (5 miles north-west), Mayfield (3 miles north) and Shawfair (7 miles north).
Local landmarks in Arniston
The closest station to Arniston is Gorebridge station, roughly 0.7 miles north. Well-known places in the area include Midlothian Community Hospital (3.8 miles north-west) and Catcune Castle (0.5 miles east). For a walk, there’s Edgelaw Reservoir.
What we do, step by step
When we get to you, we check the joints match what you told us. If we find something unexpected, we talk it through with you first. After that, the work takes anything from a few hours to a full day, depending on how many windows. For a place like Arniston, longer drives are planned in advance. Tell us about tracks, gates, a ferry crossing or anything unusual about getting there.
- First we agree which joints need doing.
- We remove the old, loose mastic.
- We pack any deep voids first.
- We apply the mastic by hand and shape it.
- The surface is finished to suit the stone or brick.
Before we arrive
- Tell us about any water getting in
- Tell us about any previous sealing or DIY attempts
- Keep pets and children clear of the area while we work
Get a quote
Quotes start with a quick conversation. Describe the problem, the location and the size of the job, and we will talk you through what we’d do. Whenever you are ready, email us at info@mrmastic.co.uk.
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Landlords, agents and businesses in Arniston
We work for landlords and letting agents as well as householders. Sealant work between tenants is a simple way to keep a property in good order.
From a single let to a portfolio, the work is the same standard: old sealant fully removed, joints prepared properly and a 12-month guarantee.
Should I try it myself first?
Too much sealant is as bad as too little. A thick, smeared bead looks untidy and doesn’t move well, and the joint depth matters as much as the finish.
If you’ve already had a go yourself, that’s fine. We remove it and do the joint properly, so tell us about it when you ask for a quote.
Common questions in Arniston
Is Arniston in your area for sand mastic?
Yes. Our work covers the whole of Scotland, and Arniston is part of that. You can email us at info@mrmastic.co.uk and let us know what needs doing.
Will you come out to Arniston?
Yes. Arniston is within the area we cover, which takes in towns, villages and rural addresses. Our work covers the whole of Scotland. Let us know about access, parking and anything unusual about getting there when you book.
Should I use sand mastic or silicone?
Sand mastic generally suits period timber windows best. Modern frames normally suit a flexible sealant, and we will explain why.
I rent my home. Can I book you?
Yes. Ask your landlord first, and we can send them the quote if that helps.
Can landlords and businesses book you?
Yes. As well as homeowners, we work for landlords, agents, businesses and hotels.
Is consent needed for window work on a listed home?
Check with your local planning authority. They decide whether consent is needed for work to your windows.
Should I try DIY first?
Sometimes. The key is preparation: remove all the old material and work on a clean, dry joint. If it does not work out, we can redo it.
How do I get a quote for sand mastic in Arniston?
There’s no set price, as it depends on the job: its size, the old material, access and the product needed. We agree the price before any work begins.
Why act early in Arniston
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 once water gets behind a failed joint, damp in stone or harled walls is slow to dry out.
Commercial jobs are quoted on the same basis as homes: how much there is to do, how we reach it and what it needs. Call for a quick quote and we’ll go through it with you.
What you get with us
- 4.9 on Google from 180+ five-star reviews
- An ARBOMaster approved applicator
- Sanitary silicone with an anti-fungal additive in wet areas
- Domestic, commercial and hotel work