Edinburgh · Scotland
Sand Mastic in Bellevue
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for homeowners, landlords and businesses in Bellevue. ARBOMaster approved applicators, fully insured, with a 12-month guarantee.
- Old cement repairs round a window that have failed
- Mastic worn away on windows facing the weather
- A silicone bead on a sash window that spoils the look
Should I try it myself first?
Some sealant jobs are within reach of a careful DIYer, such as a straightforward joint indoors. Where it goes wrong is sealing over the old bead, working on a wet joint or overloading the gap.
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.
Sand mastic for homes and businesses in Bellevue
Sand mastic skins over fairly quickly but full hardening takes longer. Traditionally, sand mastic is left unpainted and we’ll advise if you are redecorating. If you have patchy fillers round a sash window and open joints round the window box, we can help, whatever the surface.
Bellevue is in one of Scotland’s four big cities, where many older buildings are sandstone or granite. Natural stone around older windows needs a sealant that will not mark or attack it, so acetoxy silicones, which can attack some stone, are best avoided.
We guarantee the work for a year. If something is not right with it in that time, tell us and we’ll put it right.
- Location
- Bellevue (EH7, EH3, EH2)
- Wider area
- Edinburgh
- Cover
- 12 months on all our work
- Quote
- Quoted before any work starts
- info@mrmastic.co.uk
- Updated
- 26 October 2026
Places near Bellevue
Also in Bellevue
Bellevue homes and the weather
Bellevue is within about 1 mile of the coast, where wind-driven rain is a fact of life and, nearer the shore, so is salt air. That’s hard on the mastic around older windows and doors, especially on the side facing the sea. Sash and case windows are common in older Scottish homes, often pointed into the wall with traditional sand mastic.
In the older streets around St Mary's Parish Church, replacement windows fitted into old openings often leave uneven gaps that need backing and a flexible joint. Letting a property close to Edinburgh Waverley station? Then older sash windows in a rental need their mastic kept sound to keep the weather out. Schools such as Drummond Community High School are buildings too, and the mastic around its windows and doors needs looking after like any other building’s.
Bellevue is about 1 mile north-east of Edinburgh, in Edinburgh. Bellevue gets the same service as everywhere we cover: the old material taken out, joints prepared properly and a 12-month guarantee. Our area takes in 175 places across Edinburgh, large and small.
We cover every part of the EH7, EH3 and EH2 postcode area for sand mastic. That includes homes and businesses on York Lane, Meuse Lane and Canon Lane and the roads around them. Bellevue is on the A900, which makes it straightforward to reach. Other places close to Bellevue include Broughton (1 mile south-east), Canonmills (1 mile north-west), Gayfield (1 mile east), New Town (1 mile south-west) and Greenside (1 mile south-east). Further out, we also cover Queensferry (8 miles west), South Portobello (3 miles east), Southhouse (4 miles south), Gilmerton (5 miles south-east), Slateford (3 miles south-west) and Gracemount (4 miles south). Bellevue is one of the larger places we cover in Edinburgh.
Local landmarks in Bellevue
Typical jobs here are in homes near St Cuthbert's Church, McDonald Road Library and King George V Park. You will also find London Street Primary School (within half a mile east) and Public House (under half a mile south-east). The nearest railway station is Edinburgh Waverley station, about 0.6 miles south. Well-known places in the area include Edinburgh Castle (0.9 miles south) and Victorian Pharmacy Museum (under half a mile south-east). Green spaces nearby include Salisbury Crags and The New Leaf Co-op.
When it is not the sealant
It helps to know what we can’t do:
- Damaged stone surrounds
- Decisions on consent for listed homes
- Sashes that need overhauling
Not sure which it is? You can send an email to info@mrmastic.co.uk and we’ll tell you honestly.
Joints and surfaces we work on
- Brick reveals
- Period & listed homes
- Timber door frames
- Tenement windows
- Stone surrounds
- Sash and case windows
Work for landlords, hotels and businesses
In hotels, rooms out of use cost money, so we plan the work room by room. Hotel work is part of what we do, alongside homes and businesses.
Letting agents often deal with us directly. Send the address, what’s needed and the access arrangements.
How the visit works
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 per window, depending on the condition of the joints, including the tidy-up. Parking in city streets around Bellevue can be tight or controlled, so it helps to know about permits or nearby bays. If you are in a flat, let us know how we get in at the street door.
- First we agree which joints need doing.
- Old mastic and any loose material are raked out.
- 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.
Preparing for the visit
- Mention any tricky access
- On commercial sites, let us know about site rules
- Keep children and pets away from the work area
How to get a quote
Every job is quoted individually, so start by telling us what you need. Simply drop us a line at info@mrmastic.co.uk and describe the job.
Related advice
Keeping the joints in good condition
A little care helps the new joints last. Our advice:
- Look over the window mastic once a year
- Make sure water runs off the sill
- Do not paint over the new mastic
- Avoid patching sand mastic with silicone
Avoid painting over the new mastic, which is the traditional advice. Ask us before any decorating around it.
Once mastic starts to crumble, rain gets in. It can soak into the frame and the surrounding masonry, so renewing it early is worth it.
What happens if it’s left?
Filling over old, loose mastic doesn’t last. We remove the loose material first so the new work lasts. In a tenement flat in Bellevue, a failed seal is rarely just your problem: water can reach the flat below, and gaps in shared walls or fire-stopping affect the whole stair.
Leaving a failed joint normally makes the job bigger, not smaller, as water and mould keep getting in. If you’re unsure, send an email to info@mrmastic.co.uk for an honest opinion and a quote.
What you get with us
- 12-month guarantee on every job
- An ARBOMaster approved applicator
- Experience in homes, commercial sites and hotels
- More than 20 years in sealant work
See what affects the cost and our reviews.
Questions from Bellevue
Does living near the coast affect sand mastic in Bellevue?
Near the coast, wind-driven rain and, nearer the shore, salt air make outside sealant work harder. Choosing the right sealant for the frame and wall, laid at the right depth, helps it last.
How do repairs to the shared parts of a tenement in Bellevue get organised?
The owners of the flats normally agree repairs to shared parts like the roof and outside walls, and many buildings have a factor to arrange it. The Tenements (Scotland) Act 2004 sets out how that works where the title deeds do not. Windows often belong to the individual flat, but it’s worth checking your deeds.
What sealant do you use?
The product depends on the job: sanitary silicone where it gets wet, and sealants suited to movement or weather elsewhere. We use products from Arbo and Everbuild.
Should I check with the council before work on a listed or conservation-area home?
Check with your local planning authority. They decide whether consent is needed for work to your windows.
Is it possible to take out silicone and use sand mastic instead?
Often, yes. Once the silicone is out and the joint prepared we point it with sand mastic.
Is it messy?
Not at all. We work neatly, protect the area around the joints and tidy up afterwards.
Can tenants book the work?
Yes, but check with your landlord or agent first. Landlords are often happy for the work to be arranged.
Can new sealant go over the old?
No. New silicone will not bond to old silicone, and it traps any mould or water underneath. It all has to come out first.
What affects the cost of sand mastic
For a quick quote, just ask. The main things that affect it are:
- Whether old sealant or filler has to be cut out
- How many rooms, windows or areas are involved
- Whether there’s mould to deal with
- The number and length of the joints
No two jobs are quite the same, so each one gets its own quote. The number of joints, how easy they are to reach and the sealant needed all play a part, and we’ll explain the quote if you ask.
Helping us quote
When you call or email, these details help:
- Roughly how big the job is
- What’s wrong with the joints now
- Any access issues, like height or stairs
- A few pictures by email, if you can
Want a quote for sand mastic? Please send an email to info@mrmastic.co.uk and tell us about the job. We’ll explain what we’d do and give you a clear quote before any work starts.