Greater London · England
Botany Bay Sand Mastic
Problem with your window and door surrounds in Botany Bay? We cut out the old, prepare the joints and apply the right sealant, with a 12-month guarantee.
- Draughty sash windows at the surround
- Crumbling sand mastic round a window
- Cracked mastic round a front door frame
What we do, step by step
There isn’t much for you to do on the day. Point us to the joints and we’ll get on with it. The job generally takes a few hours for a single window, longer for several from start to finish. In Botany Bay, as in most of London, parking needs a little planning. It helps if you can point us to a visitor permit or a bay close to the door.
- Each surround is checked first.
- We rake out the old mastic and clean the joint.
- Large voids are packed out.
- New sand mastic is applied and shaped by hand.
- We finish the mastic to a tidy line.
How to prepare
- Move anything stored near the joints
- Mention any tricky access
- Keep children and pets away from the work area
Getting a quote
Call for a quick quote, or send an email if you’d rather. Describe what needs sealing and we’ll explain what’s involved and send you a clear quote.
Related advice
Sand mastic in Botany Bay, done properly
We renew sand mastic around sash windows and doors in stone and brick. The old mastic is raked out, the joint is prepared and new mastic is shaped by hand. We are often asked to deal with silicone on a period window that looks wrong and draughts and rain around sash boxes, on brick reveals, stone surrounds and sash and case windows.
From mansion-block windows to modern glazing in new flats, London has every kind of frame. Over the years, the sealant around them shrinks, cracks and pulls away, which is when draughts and damp patches appear in homes in Botany Bay.
A 12-month guarantee comes with the work, just as it does everywhere we cover.
- Place
- Botany Bay (EN2)
- Region
- Greater London
- Cover
- 12 months on all our work
- Quote
- A clear price before we start
- Telephone
- 0345 464 0079
- Last updated
- 26 October 2026
Aftercare tips
Looking after new joints is easy, and it makes a real difference:
- Avoid patching sand mastic with silicone
- Take care around the mastic when scraping paint
- Plan mastic work ahead of painting
- Clear gutters so water doesn’t pour onto the windows
Keep gutters and sills clear so water runs away from the surround. Constant wetting wears the mastic faster.
An open joint round the box lets weather through. Left, the gap tends to get bigger as more mastic falls out.
Different surfaces, different methods
Period and listed homes
Sand mastic is the like-for-like choice for many period homes. If your home is listed, ask your local planning authority about consent.
Timber door frames
Door frames get knocked and soaked and the mastic can crack early. We rake it out and renew it.
Botany Bay: your questions answered
Do you cover Botany Bay for sand mastic?
Yes, Botany Bay is within the area we cover. Our work covers London and the South East. Just phone 0345 464 0079 or send us an email with a few details of the job, and we’ll give you a clear price.
Can you help a landlord with a rental near Crews Hill station?
Yes, rental work is part of what we do. You can phone 0345 464 0079 or send us an email with the address and a few details, and we will give you a fixed price before work begins.
Where are you based?
We’re a Crawley-based firm, with over 20 years’ experience. Our area covers South East England, London and Scotland.
Is there any odour?
There can be a smell while the sealant cures. Opening a window helps.
Will the old sealant be removed?
Yes, every time. New sealant will not bond properly to old, so the joint is cleaned back first.
Do you offer different sealant colours?
Most of the time, yes. We’ll tell you which colours the right product comes in.
Are you fully insured?
Yes. We’re fully insured.
Can you replace silicone on a period window with sand mastic?
Yes, it’s a common request. The old silicone has to come out completely so the mastic can sit properly.
Places near Botany Bay
Other services in Botany Bay
Work for landlords, hotels and businesses
We also work for businesses, from offices to washrooms and kitchens. On commercial sites, working times can be discussed when we quote.
For anyone letting property in or around Botany Bay, jobs at different addresses can go on one quote. Send us the addresses and the work at each, and photos by email help.
How we quote for sand mastic
Every job gets its own quote. This is what makes a difference:
- Access and height
- When we can work, for business premises
- The type of sealant required
- Mould in or behind the old joints
Rather than a set price list, we price the job in front of us: how many joints, what’s in them now and how we reach them. You will know the price before we begin.
What we need to know
When you call or email, these details help:
- If someone has resealed it before
- Where the property is
- Photos by email, if that is easy
- How many joints, rooms or windows are involved
To get a quote, ring 0345 464 0079 or email us and tell us where the job is and what the problem looks like. You will have a clear quote before work begins.
Why act early in Botany Bay
Replacing sash windows is a big decision for a period home, and in listed buildings it may need consent. If the frames are sound, renewing the mastic deals with gaps and draughts at the surround. In a flat in Botany Bay, failed sealant seldom stays inside your own four walls: water can reach the neighbours below, and gaps in fire-rated joints affect the whole building.
Commercial jobs are quoted on the same basis as homes: how much there is to do, how we reach it and what it needs, plus any working-time requirements on site. Call for a quick quote and we will explain what it covers.
Why Botany Bay clients choose us
- We are fully insured
- Neat joints and a tidy finish
- Approved under the ARBOMaster scheme
- Any old sealant cut out fully, not covered over
See our cost guide or customer reviews.
Botany Bay homes and the weather
Rainfall in the South East is lower than in much of the UK, but outside sealant still needs a dry, clean surface, so outdoor work is planned around the forecast. With historic houses such as Forty Hall (about 2.5 miles east) nearby, there’s older building stock in the area around Botany Bay as well as newer homes. In older buildings, older timber frames in brick or stone need a different approach from a modern uPVC window.
As a London address, Botany Bay can be tricky for parking: tell us about permits, visitor bays or off-street space when you book. Rented homes near Crews Hill station change hands often, and older sash windows in a rental need their mastic kept sound to keep the weather out. Forty Hall, about 2.5 miles east, is one of the historic houses in the wider area around Botany Bay.
Botany Bay is about 3 miles south-east of Potters Bar, in Greater London. For sand mastic in and around Botany Bay, it’s easy to get a quote: please call 0345 464 0079 or send us an email. We cover Greater London from our Crawley base. Botany Bay is one of 764 places in Greater London where we work. There’s also a page for London, about 12 miles away.
All of EN2 is covered for sand mastic. That includes homes and businesses on The Ridgeway and East Lodge Lane and the roads around them. Botany Bay is on the A1005, which makes it straightforward to reach with everything needed for sand mastic. Neighbouring places we cover for sand mastic include Northaw Valley (1 mile north-west), Cockfosters (2 miles south-west), Grange Park (2 miles south-east), Hadley Wood (2 miles south-west) and World's End (2 miles south). We also work in nearby towns such as London (12 miles south), City of Westminster (11 miles south), Marylebone (11 miles south), Kensington (13 miles south), St Pancras (10 miles south) and Shoreditch (11 miles south).
Local landmarks in Botany Bay
Typical jobs here are in homes near The Robin Hood pub, Trent Park and Highlands School and the streets around them. The closest station to Botany Bay is Crews Hill station, roughly 1 mile north-east of the centre. A little further out are Museum of Enfield (2.7 miles south-east) and Chase Farm Hospital (1.2 miles south-east). Open spaces near Botany Bay include Fir and Pond Woods and Bowyer's Water.
When something else is needed
Sealant isn’t the answer to every problem, and we’d rather say so up front. Sealant will not put right:
- Timber that has rotted
- Cracked or broken glass
- Crumbling stone or brickwork round the window
Not sure which it is? You can ring 0345 464 0079 or send us an email and we’ll tell you honestly before booking.
Surfaces we seal
- Tenement windows
- Sash and case windows
- Brick reveals
- Timber door frames
- Stone surrounds
- Period & listed homes