Edinburgh · Scotland
Sand mastic for sash & case windows in Beechmount, Edinburgh
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for homes and businesses in Beechmount and across Edinburgh. Fully insured, ARBOMaster approved and guaranteed for a year.
- Draughty sash windows at the surround
- Old cement repairs round a window that have failed
- Crumbling sand mastic round a window
Sand mastic in Beechmount, done properly
A silicone bead around a sash window can look out of place and is not always the right material. Sand mastic gives a finish that matches the age of the house, and we can replace one with the other. If you are dealing with crumbling sand mastic round a window and mastic that needs renewing before redecorating, we can put it right.
Tenement flats in Scotland’s cities often have windows high above the street, where failing mastic is easy to miss. Access is the first thing to plan for a job in Beechmount, and in a tenement the outside of the building may be a shared repair.
There’s a 12-month guarantee on every job.
- Place
- Beechmount (EH12, EH11, EH4)
- Wider area
- Edinburgh
- Cover
- 12 months on all our work
- Price
- A clear price before work begins
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
How the visit works
You don’t need to clear the whole room or building, only the area right around the joints. We protect the rest, and the work takes anything from a few hours to a full day, depending on how many windows in most cases. In a city area like Beechmount, parking may be by permit or pay-and-display, so tell us what’s nearby. For flats, mention the door entry system and any shared-stair arrangements.
- We check the window surrounds and agree which joints need renewing.
- We rake out the old mastic and clean the joint.
- Deep voids are packed so the mastic is the right thickness.
- Sand mastic is mixed and applied by hand, then shaped to the joint.
- The mastic is finished to sit tidily against the stone or brick.
Getting ready for the visit
- Try not to wet indoor joints just before the visit
- Mention if the joints have been sealed before
- Mention any tricky access
How to get a quote
We quote each job on its own, so the first step is telling us about yours. Simply email us at info@mrmastic.co.uk and describe the job, and pictures are welcome.
Advice
What sand mastic looks like in Beechmount
Beechmount is within about 3 miles of the coast, and homes near the sea take more wind-driven rain, with salt in the air closer to the shore. Both are hard on the mastic around older windows and doors, which can dry out and crack sooner where a building faces the weather. Private landlords in Scotland must meet the Repairing Standard, which includes keeping a home wind and watertight, and failed outside joints work against that.
For an older house near a landmark such as Murrayfield Parish Church, replacement windows fitted into old openings often leave uneven gaps that need backing and a flexible joint. If you let a flat or house near Slateford station, any sash windows need sound mastic to keep draughts and rain out.
Beechmount is about 2 miles west of West End, in Edinburgh. Homes, rented property, offices and hotels in Beechmount can book us for sand mastic, old or new, large or small. The work is guaranteed for a year. Beechmount is one of 175 places in Edinburgh we cover for sand mastic.
Work in EH12, EH11 and EH4 works the same way as everywhere else we cover. We cover properties on Whitson Road, Baird Avenue and Balgreen Road and the roads around them. With the A8 close by, Beechmount is easy for our applicators to reach. Neighbouring places we cover for sand mastic include Balgreen (1 mile south), Saughtonhall (1 mile south-east), Murrayfield (1 mile north-east), Ravelston (1 mile north-east) and Westfield (1 mile south-east). Further out, we also cover Leith (4 miles north-east), Bonnington (4 miles north-east), Greenside (3 miles east), Broughton (3 miles east), Bellevue (3 miles north-east) and Buccleuch (3 miles east).
Landmarks near Beechmount
Locally, jobs take us to homes and businesses close to Roseburn Bar, Gabrielle Keiller Library and Balgreen Primary School, among other places. Other local landmarks include Saughton Park (0.7 miles south-east), St Columba's Parish Church (1 mile north) and St George's School (1 mile north-east). For rail, the closest station is Slateford station, about 1.3 miles south-east of the centre. A little further out are Corstorphine Hospital (0.6 miles west) and Murrayfield Experience (0.6 miles east). Not far away are The New Leaf Co-op and Dunsapie Loch.
Also near Beechmount
More services for Beechmount
Leave it or put it right?
Silicone might seem the quicker option, but it can look wrong on a period surround. Sand mastic suits the building and finishes neatly against the masonry. Wind-driven rain gets into any failed joint on the outside of a city building, and in Beechmount, damp can spread through stone and plaster before anyone sees it.
A failed joint rarely gets cheaper to fix by waiting, because water and mould keep working on it. If you are not sure whether it needs doing, send an email to info@mrmastic.co.uk for an honest opinion and a quote.
Why choose Mr Mastic in Beechmount
- 4.9 on Google from 180+ five-star reviews
- Fully insured
- 20+ years of sealant experience
- Every job guaranteed for a year
Read our cost guide or our reviews.
Landlord and commercial work in Beechmount
Businesses can book us for washrooms, kitchens, offices and more. On commercial sites, working times can be discussed when we quote.
We regularly work with letting and managing agents. Tell us the address, the job and how access works.
When to call us in Beechmount
Rain on the window surround works into any crack and pushes it out. Exposed elevations usually fail first.
The problems people normally mention when they call include:
- Mastic round period door frames that has failed
- Mastic worn away on windows facing the weather
- Draughty sash windows at the surround
- Tired mastic found when preparing windows for paint
For site and facilities teams at buildings such as Scotus Academy, its window and door frames need their mastic kept sound, just like a home’s.
Questions to ask before booking
- When the joint can take water or movement
- How hidden problems are handled
- What the quote includes, VAT included or not
- How long the guarantee is
DIY sealant or a professional job?
Too much sealant is as bad as too little. A thick, smeared bead looks untidy and doesn’t move well, and getting the depth right matters as much as the look.
If you do try it yourself, take your time over the preparation: remove every trace of old sealant, clean and dry the joint, and follow the product’s cure time. If it fails, we can still redo it.
Common questions in Beechmount
How do repairs to the shared parts of a tenement in Beechmount get organised?
The owners of the flats generally agree repairs to shared parts like the roof and outside walls, and many buildings have a factor to arrange it. Where the title deeds are silent, the Tenements (Scotland) Act 2004 fills the gaps. Windows often belong to the individual flat, but it’s worth checking your deeds.
Does the coastal weather in Beechmount affect outside sealant?
Near the sea, outside joints face more wind, rain and salt than they would inland, so preparation and the right sealant matter all the more. It’s worth checking the walls that face the sea first.
Do you work for landlords and businesses?
Yes, often. We can quote for several properties at once.
Do you work for hotels and businesses?
Yes. Hotels, offices and other businesses use us, and we are fully insured.
Is the work guaranteed?
Our 12-month guarantee covers every job.
Do you hold any approvals?
Yes. We are approved under the ARBOMaster scheme, which is run for the Arbo sealant brand.
Do you offer different sealant colours?
Usually, yes. Sealants come in white, clear, grey and other colours, and we’ll agree it with you first.
How long will you be here?
That depends on the amount of work, but as a guide it takes anything from a few hours to a full day, depending on how many windows. We’ll give you a better idea when we quote.
How to look after the new joints
So the new joints stay in good condition:
- Keep modern sealant off the mastic
- Renew mastic before redecorating the windows
- Keep sills and gutters clear so water drains away
- Ask us before painting near the mastic
Leave the new mastic alone while it firms up. It skins over quickly but needs longer to fully harden.
Sound mastic protects the frame. Failed mastic lets water reach the timber, which can lead to rot.
When something else is needed
A few problems are outside what sealant work can do:
- Timber that has rotted
- Cracked or broken glass
- Crumbling stone or brickwork round the window
Not sure which it is? You can send an email to info@mrmastic.co.uk and we’ll tell you honestly.
What we seal
- Timber door frames
- Brick reveals
- Period & listed homes
- Stone surrounds
- Tenement windows
- Sash and case windows