Dundee · Scotland
Sand mastic for sash & case windows in Balgowan, Dundee
Traditional burnt sand mastic around sash and case windows and doors in stone and brick in Balgowan, with a 12-month guarantee on every job. Call for a quick quote.
- Window mastic to renew ahead of painting
- Draughty sash windows at the surround
- A silicone bead on a sash window that spoils the look
What happens on the day
On the day, there’s very little for you to do. Point us to the joints and we will get on with it. The job generally takes a few hours for a single window, longer for several, including the tidy-up. Inside a flat in Balgowan, the job is planned with you; outside, shared parts may need the factor or other owners involved. Tell us which applies when you book.
- Each surround is checked first.
- The joint is raked out and cleaned.
- We fill deep gaps so the new mastic is not too thick.
- New sand mastic is applied and shaped by hand.
- We finish the mastic to a tidy line.
Getting ready for the visit
- Mention if the joints have been sealed before
- Keep children and pets away from the work area
- Let us know about stairs, lifts or work at height
Getting a quote
If you’re in Balgowan and need sand mastic, drop us a line at info@mrmastic.co.uk. Tell us what the problem is and where, and you’ll get a clear quote before we start.
Related advice
How we handle sand mastic in Balgowan
For a listed home or one in a conservation area, ask your local planning authority whether consent is needed for work to windows. Sand mastic is often favoured as a like-for-like material. Typical jobs include mastic that needs renewing before redecorating and cement or filler used on old window joints that has cracked, across period & listed homes, tenement windows and brick reveals.
Sash and case windows are a feature of older tenements in all four Scottish cities, though many have since been replaced. Whether you’re in a tenement flat or a house in Balgowan, the joint between frame and wall is what keeps the weather out.
Every job is covered by a one-year guarantee.
- Place
- Balgowan (DD3, DD2)
- Region
- Dundee
- Cover
- 12 months on all our work
- Quotes
- Quoted before any work starts
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
Balgowan homes and the weather
Balgowan is within about 3 miles of the coast, where wind-driven rain is a fact of life and, nearer the shore, so is salt air. Both are hard on the mastic around older windows and doors, which can dry out and crack sooner where a building faces the weather. Under the Tenements (Scotland) Act 2004, shared parts of a tenement, such as the roof and outside walls, are looked after by the owners together, often through a property factor. Windows generally belong to the flat, but the title deeds have the final say.
Homes close to St Luke's Episcopal Church include some older properties, and frames set in older brick or stone need a sealant that suits the wall as well as the frame. For landlords with property near Dundee station, any sash windows need sound mastic to keep draughts and rain out.
Balgowan is about 2 miles north-west of Dundee, in Dundee. From the centre of Balgowan to the outskirts, sand mastic is available for homes and businesses alike, from flats and houses to offices and hotels. 50 places in Dundee are on our list, from the larger towns to small villages.
Every address in DD3 and DD2 is within our area for sand mastic. Local streets include Cloan Road, Loftus Road and Baldovan Road, all of which we cover. Close by, we work in Downfield (1 mile south), Claverhouse (1 mile east), Woodside (2 miles south-east), Dundee (2 miles south-east) and Mill of Mains (2 miles east). Larger places within reach include Broughty Ferry (5 miles east), Monifieth (7 miles east), Blackness (3 miles south), Barnhill (6 miles east), Pitkerro (3 miles east) and Whitfield (3 miles east).
What’s near Balgowan
Locally, jobs take us to homes and businesses close to Scottish School of Contemporary Dance and Cox Branch Library and the streets around them. The nearest railway station is Dundee station, roughly 3 miles south of the centre. Nearby you’ll also find Strathmartine Castle (1.6 miles north-west) and Wellgate Centre (2.5 miles south-east). Green spaces nearby include Balgay Hill and Trottick Mill Ponds.
What the job involves on each surface
Period and listed homes
On a listed home or in a conservation area, the right material matters. Sand mastic is often the preferred finish.
Brick reveals
Gaps between frame and brick let in rain and draughts. New mastic seals the gap.
Leave it or put it right?
An open joint round the frame lets weather in. Water can get to the frame and the masonry so renewing it early protects the window. For landlords in Balgowan, damp and leaks can be a Repairing Standard issue, so failed sealant is best replaced before it becomes a complaint.
A few things move the cost up or down: how much old sealant there is and how stubborn it is, any mould to treat, and whether the work is at height. We take all of that into account in your quote.
Why Balgowan clients choose us
- Over 20 years’ experience
- Every job guaranteed for a year
- Any old sealant cut out fully, not covered over
- Fully insured
Read how sealant jobs are priced and customer reviews.
Should I try it myself first?
A DIY attempt does not rule out a professional job. We remove it and do the joint properly, so just mention it when you contact us.
Too much sealant is as bad as too little. A heavy bead looks messy and copes badly with movement, and the joint depth matters as much as the finish.
What we’re called out for in Balgowan
Paint, silicone or cement used over old mastic causes problems. They do not move with the timber and we normally remove them.
Signs it’s time to call us include:
- Tired mastic found when preparing windows for paint
- Draughty sash windows at the surround
- Gaps round a timber door in stone or brick
- Gaps where the frame meets the masonry
Schools such as Baldragon Academy are buildings too, and larger buildings have plenty of frames, and the mastic around each one ages.
Comparing quotes
- Is the old sealant removed completely?
- How long to leave it before use
- What preparation is included
- What happens if they find a problem under the old sealant
Looking after it afterwards
Joint life depends on how it’s used and looked after. Here’s what we suggest:
- Ask the planning authority about consent for listed or conservation-area homes
- Leave the new mastic unpainted
- Plan mastic work ahead of painting
- Avoid heavy scraping on the mastic joint
When preparing windows for paint, take care around the mastic. It can be damaged by heavy scraping.
Small cracks are a sign the mastic is ageing. Renewing it then is simpler than waiting until it falls out.
When something else is needed
Some problems need a builder, plumber or other trade rather than us:
- Decisions on consent for listed homes
- Sash cords, weights and draught-proofing of the sashes
- Decayed frames that need repair
Not sure which it is? You can email us at info@mrmastic.co.uk and we’ll tell you honestly before booking.
Joints and surfaces we work on
- Sash and case windows
- Period & listed homes
- Brick reveals
- Tenement windows
- Stone surrounds
- Timber door frames
Common questions in Balgowan
Do you work for landlords with property near Dundee station?
Yes, landlords and agents are among the people we work for. You can email us at info@mrmastic.co.uk with the details for a clear quote.
Does the coastal weather in Balgowan affect outside sealant?
Near the coast, wind-driven rain and, nearer the shore, salt air make outside sealant work harder. The right product, a clean joint and the right depth all help it cope.
Are you an approved applicator?
Yes. We are an ARBOMaster approved applicator, the approved applicator scheme for Arbo sealants.
Should I try DIY first?
Sometimes. Preparation is everything: all the old sealant out, and a clean, dry joint. If it doesn’t work out, we can redo it.
Do you come to Balgowan?
Yes. From our base in Crawley, we cover South East England, London and all of Scotland, and that includes Balgowan.
Where are you based?
Mr Mastic is based in Crawley. We cover Balgowan and the rest of Dundee.
Is consent needed for window work on a listed home?
Speak to your local planning authority before work starts. Like-for-like sand mastic is often the preferred finish, but they decide.
What should I tell you?
Let us know what needs doing and where, plus photos if you have them. If we need more, we’ll ask.