West Sussex · England
Sand mastic for sash & case windows in Botolphs, West Sussex
Window and door surrounds in Botolphs need attention? We cut out the old, prepare the joints and apply the right sealant, and the work is guaranteed for a year.
- Mastic dropping out of the joint
- Modern sealant on a period surround
- Gaps round a timber door in stone or brick
Quotes for sand mastic in Botolphs
There’s no set price list. What we look at:
- How much there is to do
- How easy the joints are to reach
- When we can work, for business premises
- The product the joint needs
Leaving a failed joint normally makes the job bigger, not smaller, because water and mould keep working on it. If you’re unsure, call 0345 464 0079 or drop us an email and we will give you an honest view and a quote.
Helping us quote
To help us quote quickly, please include:
- The problem you’ve noticed
- The type of property
- A few pictures by email, if you can
- Roughly how big the job is
To get a quote, ring 0345 464 0079 or email us and tell us where the job is and what the problem looks like. We’ll send you a clear quote before any work starts.
About our sand mastic in Botolphs
We renew sand mastic around sash windows and doors set in stone or brick. The old mastic is raked out, and new mastic is applied and shaped by hand. If you have draughty sash windows at the surround and open joints round the window box, we can help.
In a village or hamlet like Botolphs, older cottages and farmhouses often have timber windows set in stone or brick. Older buildings like these don’t always suit modern silicone, and sometimes a traditional sand mastic is the better choice.
Big or small, you get the same 12-month guarantee in Botolphs and across West Sussex.
- Place
- Botolphs (BN44)
- Wider area
- West Sussex
- Cover
- One year on every job
- Price
- A clear price before we start
- Phone
- 0345 464 0079
- Updated
- 26 October 2026
Why it’s worth doing now in Botolphs
A silicone bead can be quicker, but on period stone or brick it often looks out of place. Sand mastic is the traditional material and blends with the stone or brick. In a small place like Botolphs, homes can be exposed to wind and rain, which finds any gap, and damp in older walls is slow to dry out.
Instead of a standard rate, we price the job in front of us: how many joints, what’s in them now and how we reach them. The price is agreed before we begin.
Why us?
- Approved under the ARBOMaster scheme
- We never seal over old sealant
- Sanitary silicone with an anti-fungal additive in wet areas
- Quality sealants from Arbo and Everbuild
Windows and doors in Botolphs
With historic houses such as Portslade Manor (about 4.6 miles south-east) nearby, there’s older building stock in the area around Botolphs as well as newer homes. Where a home is older, older frames set in brick or stone need a sealant that suits them, and sometimes that is traditional sand mastic. Compared with the north and west, the South East gets less rain, though outdoor sealant still has to go onto a dry joint, so the forecast decides the day.
For an older house near a landmark such as St Botolph's Church, the windows may be timber, sash or later replacements, and each needs the right sealant against the wall. Letting a property close to Shoreham-By-Sea station? Then any sash windows need sound mastic to keep draughts and rain out.
Botolphs is about 3 miles north-west of Shoreham-by-Sea, in West Sussex. Anywhere in BN44, our applicators can take on sand mastic. Botolphs is one of 371 places in West Sussex where we work. We also work in Brighton, about 8 miles from Botolphs.
Our applicators cover all of the BN44 postcode area for sand mastic. We also cover the places around Botolphs: Upper Beeding (1 mile north-east), Bramber (1 mile north), Steyning (1 mile north-west), Sompting (3 miles south-west) and Lancing (3 miles south). Larger places within reach include Horsham (13 miles north), Worthing (5 miles south-west), Haywards Heath (13 miles north-east), Burgess Hill (10 miles north-east), Littlehampton (11 miles south-west) and Shoreham-by-Sea (3 miles south-east).
Local landmarks in Botolphs
Typical jobs here are in homes near Steyning Grammar School. The closest station to Botolphs is Shoreham-By-Sea station, about 3.2 miles south-east of the centre. A little further out are Steyning Museum (1.3 miles north-west) and Old Castle (4.9 miles south-west). Green spaces nearby include Steep Down and Mill Hill.
Looking after it afterwards
Once the sealant has cured, a few habits help it last:
- Ask us before painting near the mastic
- Have rotten timber repaired before new mastic goes in
- Check with your local planning authority if your home is listed
- Look over the window mastic once a year
Look at the mastic when you look over the windows. Catching cracks early keeps repairs small.
Crumbling mastic lets rain into the joint. That water can reach the timber frame and the wall, so renewing it early is worth it.
Towns and villages near Botolphs
More services for Botolphs
For landlords and businesses
We work for letting agents and landlords as well as householders. Sealant work between tenants is a simple way to keep a property in good order.
We regularly work with letting and managing agents. Tell us the address, the job and how access works.
The process
We bring everything the job needs with us. Once we’ve agreed what’s being done, the area is protected and the work begins. It normally takes a few hours per window, depending on the condition of the joints. Somewhere as small as Botolphs, access is often the only tricky part. If the job is outside, mention outbuildings, exposed walls and how to reach them.
- We check each window surround and the condition of the joint.
- We rake out the old mastic and clean the joint.
- We fill deep gaps so the new mastic isn’t too thick.
- New sand mastic is applied and shaped by hand.
- The finish is dressed neatly.
How to prepare
- Keep pets and children clear of the area while we work
- Mention any sign-in or site rules at work premises
- Move anything stored near the joints
Getting a quote
We quote each job on its own, so start by telling us what you need. Just ring 0345 464 0079 or drop us an email with the details, and pictures are welcome.
Advice
FAQs for Botolphs
Do you work for landlords with property near Shoreham-By-Sea station?
Yes. We work for letting agents and landlords as well as homeowners, and several properties can go on one quote. Just phone 0345 464 0079 or email us with the address and what needs doing, and we will send you a clear quote.
Do you cover Botolphs for sand mastic?
Yes. Our work covers London and the South East, and Botolphs is part of that. You can ring 0345 464 0079 or email us and let us know what needs doing.
Do you work for hotels and businesses?
Yes. We can plan bigger jobs in stages.
What should I tell you?
Just the basics: where it is, what you’ve noticed and how we reach it. After that, simply ring 0345 464 0079 or drop us an email.
Do I have to be there?
It depends on the job. Inside work needs someone to give us access, and for outside work we’ll agree access with you when we book.
How long does sand mastic take to go off?
A skin forms quite soon, but full hardening takes longer. We’ll tell you what to expect for your job.
What exactly is sand mastic?
Sand plus a binder based on linseed oil. It’s built up in the joint by hand and shaped to suit the surround.
Can new sealant go over the old?
No. The old sealant always comes out first, so the new joint bonds to clean surfaces.
Signs you need sand mastic in Botolphs
Previous repairs in cement or silicone often trap water or crack away. They do not suit the joint, and they normally need raking out.
Keep an eye out for these signs:
- Mastic dropping out of the joint
- A silicone bead on a sash window that spoils the look
- Gaps where the frame meets the masonry
- Patchy fillers round a sash window
Schools such as Upper Beeding Primary School are buildings too, and larger buildings have plenty of frames, and the mastic around each one ages.
Comparing quotes
- Whether they’re fully insured
- Whether you can choose the colour
- The length of the guarantee
- Is VAT in the price?
What the job involves on each surface
Period and listed homes
Many older homes were built with sand mastic round the windows. If your home is listed, ask your local planning authority about consent.
Tenement and terrace windows
Tenements and terraces often have many sash windows with ageing mastic. We can do one window or several.