Midlothian · Scotland
Sand mastic for sash & case windows in Bonnyrigg, Midlothian
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for Bonnyrigg, backed by a one-year guarantee. Ask us for a quote.
- Old sand mastic that has cracked, crumbled or fallen out
- Gaps where the frame meets the masonry
- Modern sealant on a period surround
How we handle sand mastic in Bonnyrigg
Old sand mastic cracks, crumbles and falls out over time and gaps open up round the frame. Renewing it closes the gap so the surround looks right again. We are often asked to deal with mastic worn away on windows facing the weather and cement or filler used on old window joints that has cracked, across tenement windows, timber door frames and stone surrounds.
Scottish weather is hard on window mastic, and a town like Bonnyrigg gets its share of wind and rain. The windows facing the weather are normally the first to leak.
You are covered for a year from the day we finish. If anything isn’t right with it, send an email to info@mrmastic.co.uk.
- Where
- Bonnyrigg (EH19, EH18, EH20)
- Wider area
- Midlothian
- Cover
- 12 months on all our work
- Quote
- A clear quote up front
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
Different surfaces, different methods
Period and listed homes
Materials matter on listed and conservation-area homes. Like-for-like sand mastic is generally favoured.
Stone surrounds
Stone openings are rarely perfectly straight, so the gap isn’t the same all the way round. We shape it by hand to follow the stone.
When something else is needed
We’ll always be straight with you, so here’s what sealant cannot fix:
- Sash cords, weights and draught-proofing of the sashes
- Cracked or broken glass
- Rotten sashes, sills or window boxes (a joiner’s job)
If in doubt, send an email to info@mrmastic.co.uk and we’ll say what we think before booking.
Where we work in Bonnyrigg
- Brick reveals
- Stone surrounds
- Timber door frames
- Tenement windows
- Sash and case windows
- Period & listed homes
DIY sealant or a professional job?
Not every job suits DIY: high-level joints, fire-rated gaps, external movement joints and big jobs call for the right materials, safe access and experience.
Sealing over old silicone is the commonest DIY error. Silicone does not stick to old silicone, so it peels away and traps moisture behind it. Everything old must be removed first.
Bonnyrigg homes and 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. Sash and case windows are common in older Scottish homes, often pointed into the wall with traditional sand mastic.
For landlords with property near Eskbank station, older sash windows in a rental need their mastic kept sound to keep the weather out. Schools such as Lasswade High School Centre are buildings too, and larger buildings have plenty of frames, and the mastic around each one ages.
Bonnyrigg is about 6 miles south-east of Edinburgh, in Midlothian. Every kind of property in Bonnyrigg can book us for sand mastic, old or new, large or small. Every job comes with our one-year guarantee. Across Midlothian, we cover 33 places, Bonnyrigg among them. You can also see our page for Edinburgh, roughly 6 miles from Bonnyrigg.
Our applicators cover all of the EH19, EH18 and EH20 postcode area for sand mastic. Streets in the area include Old Market Place, High Street and Church Road, and we cover them all. You’ll find Bonnyrigg on the A768 and B704, which makes it straightforward to reach. Neighbouring places we cover for sand mastic include Lasswade (1 mile north-west), Polton (1 mile west), Rosewell (2 miles south-west), Loanhead (2 miles west) and Roslin (3 miles west). Larger places within reach include Penicuik (5 miles south-west), Gorebridge (3 miles south-east), Mayfield (3 miles east), Shawfair (4 miles north), Danderhall (3 miles north) and Bilston (3 miles west). Being one of Midlothian’s larger places, Bonnyrigg has every kind of property, from flats to offices.
Local landmarks in Bonnyrigg
Locally, jobs take us to homes and businesses close to Public Library. For rail, the closest station is Eskbank station, roughly 1.1 miles north-east. Other landmarks nearby include Dalhousie Castle (1.2 miles south-east) and Midlothian Community Hospital (0.8 miles north-east). The countryside around Bonnyrigg includes The New Leaf Co-op and Edgelaw Reservoir.
Leave it or put it right?
Before painting the windows, it pays to renew the mastic. Painting over failed mastic doesn’t seal it, and the new mastic is traditionally left unpainted. If you live in a flat in Bonnyrigg, failed sealant can send water to the neighbours below, which turns a small job into a bigger one.
The cost reflects the work involved, not guesswork. That is why we ask a few questions first.
Why us?
- More than 20 years in sealant work
- We leave the area clean and tidy
- Sanitary silicone with an anti-fungal additive in wet areas
- One-year guarantee on every job
See how sealant jobs are priced and our reviews.
How we quote for sand mastic
You will get a clear quote before we start. It takes into account:
- When we can work, for business premises
- Any mould that needs treating
- The product the joint needs
- The number and length of the joints
What it costs depends on how much there is to do, how hard the old material is to remove and access to the work. We give a clear quote before we start.
What we need to know
Before you ask for a quote, have a think about:
- The type of property
- How many joints, rooms or windows are involved
- The problem you’ve noticed
- Where the job is, and your postcode
Call for a quick quote, or send an email if you’d rather. Tell us about the joints that need doing and we will talk you through the work and give you a clear quote.
Other services in Bonnyrigg
Common problems we fix in Bonnyrigg
Paint, silicone or cement used over old mastic causes problems. They don’t suit the joint and we normally remove them.
If you can see any of these, it’s time to have the joints looked at:
- Cracked mastic round a front door frame
- Old sand mastic that has cracked, crumbled or fallen out
- Gaps where the frame meets the masonry
- Patchy fillers round a sash window
In the older streets around Bonnyrigg Parish Church, the joint between an old wall and a newer frame is usually the first place rain gets in.
What your quote should include
- How long to leave it before use
- Who turns up on the day
- Whether they seal over old material or remove it
- Whether VAT is included
Common questions in Bonnyrigg
Is sand mastic in Bonnyrigg guaranteed?
Every job comes with our 12-month guarantee, wherever it is. We’re also fully insured and ARBOMaster approved.
Is Bonnyrigg in your area for sand mastic?
Yes. Our work covers the whole of Scotland, and Bonnyrigg is part of that. Just send an email to info@mrmastic.co.uk with a few details of the job, and we’ll give you a clear quote.
How much does sand mastic cost in Bonnyrigg?
The cost depends on the size of the job, access and how much old sealant has to come out. Ask us for a quote and we’ll talk you through it.
Which is right for my windows, sand mastic or modern sealant?
We will help you decide. Period homes often look best with sand mastic, and modern sealants suit newer frames.
What is sand mastic?
A traditional pointing material made from sand and a linseed-oil-based binder, used between timber frames and stone or brick.
What should I tell you?
Only a few details: the address or postcode, what’s wrong and any access issues. After that, simply email us at info@mrmastic.co.uk.
Should I try DIY first?
Sometimes. Preparation is everything: all the old sealant out, and a clean, dry joint. We can always put it right if it fails.
When will the new mastic be hard?
It takes a while. It skins first and hardens fully later and we will give you an idea for your job.
How the visit works
We keep the work tidy and contained to the area we’re working on. The job normally takes a few hours per window, depending on the condition of the joints. Parking around Bonnyrigg is rarely difficult, though older streets in the centre can be tight. If you’re in a flat with a shared stair or a door entry system, let us know when you book.
- We start by checking each surround and agreeing the joints to renew.
- We rake out the old mastic and clean the joint.
- Large voids are packed out first, so the mastic is not too thick.
- We mix the sand mastic and apply it by hand, shaping it to the joint.
- We dress the surface so it sits neatly against the masonry.
Before we arrive
- For business premises, tell us about site rules or sign-in
- Tell us about access, such as stairs, a lift or high-level joints
- For indoor joints, keep the area dry beforehand if you can
Getting a quote
Quotes start with a quick conversation. Tell us what’s wrong, where it is and how much there is, and we will explain how we’d tackle it. Whenever you are ready, send an email to info@mrmastic.co.uk.