Kent · England
Basted Sand Mastic
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for homes and businesses in Basted and across Kent. ARBOMaster approved applicators, fully insured, with a 12-month guarantee.
- Cement or filler used on old window joints that has cracked
- Failed mastic on an exposed elevation
- Draughty sash windows at the surround
When to call us in Basted
Over the years, sand mastic weathers. It dries out, cracks and loses its grip from the frame or the masonry.
Keep an eye out for these signs:
- Gaps round a timber door in stone or brick
- Modern sealant on a period surround
- Wind and rain getting in round a sash window
- Old sand mastic that has cracked, crumbled or fallen out
For landlords with property near Borough Green & Wrotham station, older sash windows in a rental need their mastic kept sound to keep the weather out.
Comparing quotes
- What happens if they find a problem under the old sealant
- Is the old sealant removed completely?
- Are they insured?
- What guarantee comes with the work
Sand mastic in Basted, done properly
Our applicators renew the sand mastic around sash and case windows and doors in stone and brick. Out comes the old, loose mastic, the joint is prepared and new mastic is shaped by hand. If you’re dealing with open joints round the window box and silicone on a period window that looks wrong, we can help, on timber door frames, tenement windows and sash and case windows alike.
Homes in small places like Basted often stand in the open, with little to shelter their windows from wind and rain. That exposure dries out and cracks the mastic around frames and sills faster.
There’s a 12-month guarantee on every job, large or small.
- Where
- Basted (TN15)
- Wider area
- Kent
- Cover
- One year on every job
- Quotes
- A clear price before any work starts
- Telephone
- 0345 464 0079
- Updated
- 26 October 2026
Why act early in Basted
Gaps round a sash window let in rain and draughts. Left, water can reach the timber and the wall, so dealing with it now protects both. Around Basted, older homes often have timber in their floors and frames, where water from a failed joint can cause rot if it’s left.
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, and we’ll explain the quote if you ask.
Why us?
- More than 20 years in sealant work
- ARBOMaster approved applicator
- Tidy, careful work
- Experience in homes, commercial sites and hotels
Read our cost guide or what customers say.
Basted: your questions answered
Do you work for landlords with property near Borough Green & Wrotham station?
Yes, we work for letting agents and landlords. Just ring 0345 464 0079 or send us an email and tell us about the property, and we’ll send you a clear quote.
Will you come out to Basted?
Yes, we do. Our work covers London and the South East, and smaller places are part of that. The journey is planned ahead, so it helps to know about access.
Is the work guaranteed?
You get our one-year guarantee to all our work.
When will the new mastic be hard?
Not right away. The skin forms first, and the full set comes later and we will give you an idea for your job.
Do you offer different sealant colours?
We help you choose a colour that suits. The choice depends on the product the joint needs.
Can old silicone round a sash window be swapped for sand mastic?
Yes, we do this often. The old silicone has to come out completely so the mastic beds in well.
How do I get a quote for sand mastic in Basted?
We do not publish prices, because the cost depends on the job: how much there is, what’s there now, how we reach it and what it needs. You will get a clear quote before any work starts.
Can you quote for more than one area?
Yes, and it often makes sense. Combining jobs makes good use of the visit.
Towns and villages near Basted
What else we do in Basted
Different surfaces, different methods
Tenement and terrace windows
Upper-floor windows need access planning. Let us know the floor and we’ll confirm access.
Sash and case windows
On a sash window, the mastic joint shows on the outside so we finish it carefully.
How we quote for sand mastic
You will get a clear quote before we start. It’s based on:
- How easy the joints are to reach
- Any mould that needs treating
- The type of sealant required
- The number of rooms or windows
Instead of a standard rate, we price the job in front of us: the amount of work, the old material and the access. You’ll know the price before we begin.
Helping us quote
You do not need to know the technical terms. It helps if you can tell us:
- Photos by email, if that’s easy
- The problem you’ve noticed
- The address or postcode of the job
- How we’d reach the joints
We don’t publish a price list, because every job is different. Instead, your job gets its own clear quote. To arrange one, call 0345 464 0079 or send us an email.
For landlords and businesses
We also work for businesses, from offices to washrooms and kitchens. For commercial premises, we can talk through working times when we quote.
In hotels, rooms out of use cost money, so the work can be planned room by room around your bookings where we can. Hotel work is part of what we do, alongside homes and businesses.
What sand mastic looks like in Basted
With historic houses such as Old Soar Manor (about 1.4 miles south-east) nearby, there’s older building stock in the area around Basted 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. Rainfall in the South East is lower than in much of the UK, but outside sealant still needs a dry, clean surface, so outdoor work is planned around the forecast.
Schools such as Borough Green Primary School are buildings too, and its window and door frames need their mastic kept sound, just like a home’s. Homes close to The Church of the Good Shepherd include some older properties, and the windows may be timber, sash or later replacements, and each needs the right sealant against the wall.
Basted is about 5 miles east of Sevenoaks, in Kent. For sand mastic in and around Basted, it’s easy to get a quote: please call 0345 464 0079 or drop us an email. We cover Kent from our Crawley base, Basted included. Across Kent, we cover 922 places, and Basted is one of them. There’s also a page for London, roughly 23 miles from Basted.
Every address in TN15 is covered for sand mastic, from the main roads to the quietest streets. We cover properties on Basted Mill and Plough Hill. We also cover the places around Basted: Claygate Cross (1 mile south-east), Crouch (1 mile south-east), Borough Green (1 mile north), Platt (1 mile north-east) and Plaxtol (1 mile south). Larger places within reach include Maidstone (10 miles east), Dartford (12 miles north), Sevenoaks (5 miles west), Royal Tunbridge Wells (10 miles south), Gravesend (11 miles north) and Tonbridge (6 miles south).
Local landmarks in Basted
Locally, jobs take us to homes and businesses close to The Plough Public House, Wrotham School and Ivy Hatch Nature Reserve, among other places. For rail, the closest station is Borough Green & Wrotham station, roughly 0.9 miles north of the centre. Well-known places in the area include Ightham Court (1.3 miles north-west) and Sevenoaks Hospital (4.8 miles west).
How the visit works
Good joint work is mostly preparation, and we do not rush it. Every joint is cleaned and dried before new material goes in. In total, it generally takes a few hours for a single window, longer for several. Somewhere like Basted needs a little journey planning: tell us about narrow lanes, gates, long drives and where we can park. We bring what the job needs, so it can be finished in one trip where possible.
- First we agree which joints need doing.
- We remove the old, loose mastic.
- Deep gaps are packed so the mastic sits at the right depth.
- We apply the mastic by hand and shape it.
- The surface is finished to suit the stone or brick.
Preparing for the visit
- Mention any parking rules near the property
- Mention any tricky access
- Clear the area around the work
Getting a quote
Getting a quote is simple: let us know what needs doing and where. A few pictures by email make the job easier to understand, and we’ll come back to you with a quote.
Read more
What we can’t put right
Honest advice matters more to us than a booking, so here’s what new sealant will not do:
- Sashes that need overhauling
- Planning or listed building consent (your local planning authority decides)
- Crumbling stone or brickwork round the window
Not sure which it is? You can phone 0345 464 0079 or drop us an email and we’ll tell you honestly.
Surfaces we seal
- Period & listed homes
- Tenement windows
- Timber door frames
- Sash and case windows
- Brick reveals
- Stone surrounds