Midlothian · Scotland
Sand mastic for sash & case windows in Birkenside, Midlothian
Specialist sand mastic for Birkenside: careful preparation, the right product and tidy work. Ask us for a quick quote.
- Mastic that needs renewing before redecorating
- Gaps between timber frames and stone or brick
- Failed mastic on an exposed elevation
What we cannot put right
It helps to know what we cannot do too:
- Sashes that need overhauling
- Crumbling stone or brickwork round the window
- Planning or listed building consent (your local planning authority decides)
Not sure which it is? You can drop us a line at info@mrmastic.co.uk and we will tell you honestly before you book.
Surfaces we seal
- Stone surrounds
- Tenement windows
- Period & listed homes
- Brick reveals
- Sash and case windows
- Timber door frames
Sand mastic in Birkenside
Sand mastic does not last for ever and gaps open up round the frame. We rake it out and renew it so the surround looks right again. We work on timber door frames, period & listed homes and brick reveals, and common reasons people get in touch are patchy fillers round a sash window and gaps between timber frames and stone or brick.
Many older Scottish homes still have timber windows set into stone walls. Those suit a traditional sand mastic or a neutral-cure sealant, not an acetoxy silicone that can attack some stone.
We guarantee the work for a year. If there’s a problem with our work within the year, let us know and we’ll sort it.
- Location
- Birkenside (EH23)
- Wider area
- Midlothian
- Guarantee
- A year, on every job
- Quote
- A clear price before work begins
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
What we’re called out for in Birkenside
Sand mastic slowly weathers. It hardens, cracks and starts to come away on the stone or timber.
The problems people generally mention when they call include:
- Draughty sash windows at the surround
- Patchy fillers round a sash window
- Gaps between timber frames and stone or brick
- Mastic worn away on windows facing the weather
If you let a flat or house near Gorebridge station, older sash windows in a rental need their mastic kept sound to keep the weather out.
Questions to ask before you book
- What happens if the job turns out different
- How long the guarantee is
- What the quote includes, VAT included or not
- How the joint is cleaned and prepared
What affects the cost of sand mastic
Your quote is based on your job. We take into account:
- How much old sealant there is and how hard it is to remove
- Mould in or behind the old joints
- How many rooms, windows or areas are involved
- The type of sealant required
What it costs depends on the size of the job, how much old material has to come out and how easy the joints are to reach. We give a clear quote before any work starts, so you know where you stand.
Helping us quote
Before you ask for a quote, have a think about:
- What’s wrong with the joints now
- Where the job is, and your postcode
- How many joints, rooms or windows are involved
- A few pictures by email, if you can
Call for a quick quote, or send an email if you’d rather. Describe what needs sealing and we’ll explain what’s involved.
Should I try it myself first?
A careful DIYer can reseal a simple joint, such as a straightforward joint indoors. The common mistakes are sealing over old sealant, sealing a damp joint and using far too much.
The difference is mostly in the preparation and the product. We take joints back to clean, dry surfaces, and the sealant is matched to the joint and its conditions, and the work is guaranteed for a year.
Looking after it afterwards
Simple care keeps the joints in good condition. We recommend:
- Find out about consent before window work on a listed home
- Keep sills and gutters clear so water drains away
- Renew mastic before redecorating the windows
- Don’t paint over the new mastic
Leave the new mastic unpainted, as traditional guidance advises. If you are redecorating, ask us first.
Good mastic helps keep the frame dry. Failed mastic lets water reach the timber and timber that stays wet can rot.
What we do, step by step
At the end, we look at the finished work together. The visit itself usually takes a few hours per window, depending on the condition of the joints, depending on the amount of work. In smaller Scottish places, parking is generally less of an issue than access and distance. Tell us how to find the property and how to reach the work.
- 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.
- We dress the finish so it sits neatly against the masonry.
Preparing for the visit
- Mention if the joints have been sealed before
- Tell us about any water getting in
- Where the joints are inside, avoid wetting them before we arrive
How to get a quote
The more we know about the job, the more useful the quote. Tell us where the job is, what’s wrong and how much there is, and email photos if that’s easy.
Advice
Your questions about sand mastic in Birkenside
Is Birkenside in your area for sand mastic?
Yes. We work across all of Scotland, and Birkenside is part of that. Just send an email to info@mrmastic.co.uk with a few details of the job, and we’ll send you a clear quote.
Will you come out to Birkenside?
Yes. Birkenside is within the area we cover, which takes in towns, villages and rural addresses. We work across all of Scotland. Just mention lanes, gates or anything else about the route when you book.
Can you do several jobs on one visit?
Of course. Combining jobs makes good use of the visit, so mention them when you ask for a quote.
How long does sand mastic take?
A typical job takes a few hours per window, depending on the condition of the joints. We will confirm how long when we quote.
Do you work for landlords and businesses?
Yes. We work for homeowners, landlords, letting agents, businesses and hotels in Birkenside.
Which is right for my windows, sand mastic or modern sealant?
We’ll talk it through with you. Sand mastic suits many period homes and newer frames suit modern sealant.
What sealant do you use?
Products from Arbo and Everbuild, among others, picked for each joint. We will tell you what we’re using and why.
Should I try DIY first?
That depends on the joint. Work at height, movement joints, fire-rated gaps and large areas are best left to a professional, while a short indoor joint may be within reach.
Frames and glazing around Birkenside
With historic houses such as Melville Castle (about 4.4 miles north-west) nearby, there’s older building stock in the area around Birkenside as well as newer homes. In older buildings, older frames set in brick or stone need a sealant that suits them, and sometimes that’s traditional sand mastic. Under the Repairing Standard, private landlords in Scotland have to keep homes wind and watertight, and failed outside joints work against that.
In the older streets around Hunterfield Road Church, the windows may be timber, sash or later replacements, and each needs the right sealant against the wall.
Birkenside is about 3 miles south-east of Bonnyrigg, in Midlothian. We carry out sand mastic for homes and businesses in Birkenside. Birkenside is one of 33 towns and villages in Midlothian where we work for sand mastic. You can also see our page for Edinburgh, about 10 miles away.
We cover every part of the EH23 postcode area for sand mastic. We cover properties on Main Street, Vogrie Road and Private Road. Neighbouring places we cover for sand mastic include Arniston (1 mile south), Gorebridge (1 mile north), North Middleton (1 mile south-east), Gowkshill (2 miles north) and Carrington (2 miles west). Within a short drive, we also cover Bonnyrigg (3 miles north-west), Dalkeith (4 miles north), Penicuik (7 miles west), Loanhead (5 miles north-west), Shawfair (6 miles north) and Danderhall (6 miles north-west).
Near you in Birkenside
There’s a railway station in Birkenside itself: Gorebridge station. Other landmarks nearby include Midlothian Community Hospital (3.5 miles north-west) and Catcune Castle (0.5 miles south-east). Open spaces near Birkenside include Edgelaw Reservoir.
Also near Birkenside
Other services in Birkenside
For landlords and businesses
For anyone letting property in or around Birkenside, jobs at different addresses can go on one quote. Send us the addresses and the work at each, and pictures by email help.
Housing providers, facilities teams and property managers book us too. We can quote a run of properties together, and we’re fully insured for the work.