Greater London · England
Beddington Sand Mastic
Sand mastic for Beddington, by sealant specialists with 20+ years’ experience. 180+ five-star Google reviews and a 4.9 rating.
- Crumbling sand mastic round a window
- Weathered mastic on the most exposed windows
- Tired mastic found when preparing windows for paint
Sand mastic in Beddington
Sand mastic suits most period window surrounds. Newer frames usually get a flexible sealant instead, and we will talk through which suits your home. If you are dealing with gaps round a timber door in stone or brick and mastic that needs renewing before redecorating, we can help.
From mansion-block windows to modern glazing in new flats, London has every kind of frame. The mastic around them dries out and cracks with age, which is when draughts and damp patches appear in homes in Beddington.
The work is covered for a year after we finish. If anything is not right with it, ring 0345 464 0079 or email us.
- Place
- Beddington (CR0, SM6, CR9)
- Wider area
- Greater London
- Guarantee
- A year, on every job
- Price
- Quoted before any work starts
- Phone
- 0345 464 0079
- Last updated
- 26 October 2026
How the job changes by surface
Sash and case windows
The box of a sash and case window sits in the stone or brick opening. Sand mastic seals the joint round it.
Period and listed homes
Materials matter on listed and conservation-area homes. Like-for-like sand mastic is normally favoured.
Frames and glazing around Beddington
Historic houses like Addington Palace (about 4 miles east) are a reminder that the area around Beddington has older buildings as well as new. Where a home is older, older frames set in brick or stone need a sealant that suits them, and sometimes that’s traditional sand mastic. In a converted house or block, who looks after the windows depends on the lease, so it’s worth checking before booking.
As a London address, Beddington can be tricky for parking: tell us about permits, visitor bays or off-street space when you book. If you look after a building such as Beddington Park Primary School, larger buildings have plenty of frames, and the mastic around each one ages.
Beddington is about 2 miles west of Croydon, in Greater London. Anywhere in CR0, our applicators can take on sand mastic. Across Greater London, we cover 764 places, Beddington among them. There’s also a page for London, about 9 miles away.
Jobs for sand mastic in CR0, SM6 and CR9 works the same way as everywhere else we cover. Whether your property is on Guy Road, Mill Lane and Church Lane or anywhere close by, we can help. We also cover Bandonhill (1 mile south), Wallington (1 mile south-west), Waddon (1 mile south-east), Old Town (1 mile east) and Roundshaw (1 mile south). Within a short drive, we also cover London (9 miles north), City of Westminster (10 miles north), Marylebone (10 miles north), Kensington (9 miles north), St Pancras (11 miles north) and Shoreditch (11 miles north).
Landmarks near Beddington
In Beddington, that means homes and buildings near The Archbishop Lanfranc School, Waddon Ponds and The Plough pub and the streets around them. The closest station to Beddington is Waddon station, about 0.7 miles east. Nearby you will also find Croydon University Hospital (1.6 miles north-east) and Croydon Airport Visitor Centre (1.2 miles south-east). Green spaces nearby include Wilderness Island and Duppas Hill.
Towns and villages near Beddington
Also in Beddington
FAQs for Beddington
Is parking a problem for a job in Beddington?
It can be, so it helps to tell us about permits, visitor bays or off-street space when you book. The visit is then planned around what’s available.
Is Beddington in your area for sand mastic?
Yes, Beddington is within the area we cover. Our work covers London and the South East. You can phone 0345 464 0079 or email us and let us know what needs doing.
Can old silicone round a sash window be swapped for sand mastic?
In most cases. The silicone is cut out and the joint cleaned before the sand mastic goes in.
What guarantee comes with the work?
Every job comes with our 12-month guarantee, and we are fully insured.
Can you do several jobs on one visit?
Yes. Just list everything you need.
Which is right for my windows, sand mastic or modern sealant?
Sand mastic generally suits period timber windows best. On modern frames, we’d normally use a flexible sealant, and we’ll explain why.
What exactly is sand mastic?
It’s the traditional filler for the joint round timber windows and doors. It combines sand with a linseed-oil-based binder.
When will the new mastic be hard?
It skins over fairly quickly but takes longer to harden fully. We’ll tell you what to expect for your job.
What sealant work can’t fix
We will not take on work that will not last, so here’s what sealant cannot put right:
- Cracked or broken glass
- Whether work needs listed building consent
- Rotten sashes, sills or window boxes (a joiner’s job)
Not sure which it is? You can phone 0345 464 0079 or email us and we’ll tell you honestly.
Where we work in Beddington
- Period & listed homes
- Brick reveals
- Stone surrounds
- Sash and case windows
- Tenement windows
- Timber door frames
DIY sealant or a professional job?
A careful DIYer can reseal a simple joint, like a short, easy-to-reach joint indoors. Where it goes wrong is sealing over the old bead, working on a wet joint or overloading the gap.
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.
What affects the cost of sand mastic
We quote each job individually. These are the things that affect it:
- Mould in or behind the old joints
- How easy the joints are to reach
- When we can work, for business premises
- The number of rooms or windows
What it costs depends on how much there is to do, 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.
Helping us quote
Photos help, but a description is a good start. Please mention:
- Pictures of the joints, sent by email
- The problem you’ve noticed
- Whether it’s a home or a business
- Access, such as stairs, a lift or height
It all starts with a short chat. Describe the problem, the location and the size of the job, and we’ll talk you through what we’d do. Whenever you’re ready, ring 0345 464 0079 or email us.
What we do, step by step
When we arrive, we start by going over the job with you, so you know exactly what we are doing. Surfaces next to the work are protected before any work begins. Most jobs take a few hours per window, depending on the condition of the joints. In Beddington, as in most of London, parking needs a little planning. It helps if you can point us to a visitor permit or a bay close to the door.
- We check the window surrounds and agree which joints need renewing.
- Old, loose mastic is raked out and the joint cleaned.
- Deep voids are packed so the mastic is the right thickness.
- Sand mastic is mixed and applied by hand, then shaped to the joint.
- We dress the surface so it sits neatly against the masonry.
Preparing for the visit
- Let us know about parking restrictions
- Plan for the work area to be out of bounds to pets and children
- Try not to wet indoor joints just before the visit
Getting a quote
Getting a quote is simple: let us know the job and the location. A few pictures by email make the job easier to understand, and we’ll take it from there.
Advice
Work for landlords, hotels and businesses
We regularly work with letting and managing agents. Tell us the address, the job and how access works and we will give you a quote.
If you manage several properties in or around Beddington, jobs at different addresses can be quoted together. Send us the addresses and the work at each, and pictures by email help.
Common problems we fix in Beddington
Paint, silicone or cement used over old mastic causes problems. They don’t suit the joint and we normally remove them.
Signs it’s time to call us include:
- Silicone on a period window that looks wrong
- Mastic dropping out of the joint
- Draughts and rain around sash boxes
- Gaps where the frame meets the masonry
For an older house near a landmark such as Parish Church of St Mary the Virgin, replacement windows fitted into old openings often leave uneven gaps that need backing and a flexible joint.
Comparing quotes
- How long to leave it before use
- Who does the work, and how experienced they are
- Whether they’re fully insured
- Is VAT in the price?