Dundee · Scotland
Sand mastic for sash & case windows in Blackness, Dundee
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for homes and businesses in Blackness and across Dundee. ARBOMaster approved applicators, fully insured, with a one-year guarantee.
- Window mastic to renew ahead of painting
- Modern sealant on a period surround
- Mastic worn away on windows facing the weather
When it is not the sealant
Sealant is not the answer to every problem, and we will tell you before work begins. Sealant won’t put right:
- Decayed frames that need repair
- Putty and glazing repairs
- Sash cords, weights and draught-proofing of the sashes
If you are not sure, just email us at info@mrmastic.co.uk and we’ll give you a straight answer before booking.
What we seal
- Sash and case windows
- Brick reveals
- Timber door frames
- Stone surrounds
- Period & listed homes
- Tenement windows
Sand mastic in Blackness
We work across Blackness renewing sand mastic on sash windows and doors. Each joint is raked out, prepared and pointed by hand for a neat, traditional finish. If you have mastic worn away on windows facing the weather and gaps between timber frames and stone or brick, we can help.
Sash and case windows are a feature of older tenements in all four Scottish cities, though many have since been replaced. Whether you’re in a tenement flat or a house in Blackness, the joint between frame and wall is what keeps the weather out.
The work is guaranteed for twelve months. If something is not right with it in that time, tell us and we’ll put it right.
- Where
- Blackness (DD1, DD2, DD3)
- Wider area
- Dundee
- Guarantee
- One year on every job
- Quotes
- Quoted before any work starts
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
Work for landlords, hotels and businesses
Failed sealant is one of the commonest items on a check-out report, and it’s quick to put right between tenancies. Several properties can be quoted together.
We also work for property managers and facilities teams in Blackness and across Dundee. Several sites can be quoted together, and we are fully insured.
How it works
Every visit runs the same way: we look at the joints together, protect the area around them, do the work and tidy away. It generally takes a few hours for a single window, longer for several. In a Scottish city, a lot of jobs are in tenement flats, up a common stair from a shared close. In Blackness, it helps to know the floor, the door entry arrangements and the nearest parking.
- 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.
- We dress the finish so it sits neatly against the masonry.
Preparing for the visit
- Plan for the work area to be out of bounds to pets and children
- Let us know about parking restrictions
- Tell us about any previous sealing or DIY attempts
Ask for a quote
We don’t publish a price list, because every job is different. Instead, your job gets its own clear quote. To get started, drop us a line at info@mrmastic.co.uk.
Related advice
Different surfaces, different methods
Period and listed homes
On a listed home or in a conservation area, the right material matters. Sand mastic is often the preferred finish.
Stone surrounds
Old stone surrounds are often uneven, so the gap isn’t the same all the way round. We shape it by hand to follow the stone.
Frames and glazing around Blackness
Blackness is close to 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. Dundee’s older tenements are sandstone, and the city sits on the Firth of Tay, so the mastic around older windows and doors on walls facing the water can take plenty of weather.
If you look after a building such as Dundee School of Architecture, its window and door frames need their mastic kept sound, just like a home’s. Camperdown House, about 2.5 miles north-west, is one of the historic houses in the wider area around Blackness. Letting a property close to Dundee station? Then any sash windows need sound mastic to keep draughts and rain out.
Blackness is about 1 mile south-west of Dundee, in Dundee. Anywhere in DD1, our applicators can take on sand mastic. Across Dundee, we cover 50 places, and Blackness is one of them.
Our applicators cover all of DD1, DD2 and DD3 for sand mastic and the streets around it. Sand mastic is available to properties on City Road, Tait's Lane and Lochee Road and the roads around them. Other places close to Blackness include West End (1 mile south), Dundee (1 mile north-east), Stobswell (1 mile north-east), Woodside (2 miles north-east) and Downfield (2 miles north). Further out, we also cover Broughty Ferry (5 miles east), Monifieth (7 miles east), Barnhill (5 miles east), Pitkerro (3 miles north-east), Whitfield (3 miles north-east) and Balgowan (3 miles north). Being one of Dundee’s larger places, Blackness has homes, rented property and businesses of every kind.
What’s near Blackness
We work in homes and buildings around Cox Branch Library, Dudhope Park and Harris Academy, among other places. The nearest railway station is Dundee station, about 0.9 miles east of the centre. Nearby you’ll also find Dundee Dental Hospital (0.6 miles east) and Tayside Medical History Museum (under half a mile north-east). Not far away are Balgay Hill and Trottick Mill Ponds.
Also in Blackness
What happens if it’s left?
A silicone bead can be quicker, but it can look wrong on a period surround. Sand mastic suits the building and finishes neatly against the masonry. For landlords in Blackness, damp and leaks can be a Repairing Standard issue, so failed sealant is best replaced before it becomes a complaint.
Every job is a little different, so we quote each one individually. The number of joints, how easy they are to reach and the sealant needed all make a difference, and we’ll explain the quote if you ask.
Why choose Mr Mastic in Blackness
- Quality sealants from Arbo and Everbuild
- We leave the area clean and tidy
- Old sealant always removed completely
- Domestic, commercial and hotel work
What affects the quote in Blackness
We do not publish a price list. What we look at:
- The product the joint needs
- Whether there’s mould to deal with
- How easy the joints are to reach
- When we can work, for business premises
We don’t show prices on the website, because the cost depends so much on the job itself. For a quick quote, please send an email to info@mrmastic.co.uk and we’ll talk you through it.
What to tell us for a quote
When you call or email, it’s useful to know:
- Any access issues, like height or stairs
- Whether it has been sealed before
- What the problem is, such as mould, gaps, leaks or cracking
- Whether it’s a home or a business
Quotes start with a quick conversation. Tell us what’s wrong, where it is and how much there is, and we’ll talk you through what we’d do. Whenever you’re ready, send an email to info@mrmastic.co.uk.
Your questions about sand mastic in Blackness
Who arranges sealant work on the shared parts of a tenement in Blackness?
It usually goes through the owners together, or through the factor if the building has one. The Tenements (Scotland) Act 2004 sets the rules for common parts if the deeds do not.
Do you work for landlords with property near Dundee station?
Yes, rental work is part of what we do. Just send an email to info@mrmastic.co.uk and tell us about the property, and we’ll give you a clear quote.
Does someone need to be in?
If the work is inside, we need someone to let us in. Once we’ve agreed the job, you don’t need to watch us work.
Can old silicone round a sash window be swapped for sand mastic?
Generally, yes. Once the silicone is out and the joint prepared, sand mastic is applied by hand.
What should I tell you?
Where the job is, what the problem is and roughly how big it is. If you can, email a few photos.
Is it messy?
No. We work neatly, protect the area around the joints and tidy up afterwards.
Should I check with the council before work on a listed or conservation-area home?
Your local planning authority is the one to ask. They’ll tell you if consent is needed.
Can you match the sealant colour?
We help you choose a colour that suits, from white and clear to greys and other shades. The product needed can limit the range.
Keeping the joints in good condition
So the new joints stay in good condition:
- Get any rot dealt with first
- Clear gutters so water doesn’t pour onto the windows
- Check with your local planning authority if your home is listed
- Look over the window mastic once a year
Avoid sealing over the mastic with silicone. If you see a crack, ask us to take a look rather than patching it.
Gaps round a sash box let in draughts and rain. The longer it’s left, the more the joint opens as more mastic falls out.