Kent · England
Sand Mastic in Broadstairs
Sand mastic for Broadstairs, by sealant specialists with 20+ years’ experience. 180+ five-star Google reviews and a 4.9 rating.
- Gaps between timber frames and stone or brick
- Mastic worn away on windows facing the weather
- Draughty sash windows at the surround
How we handle sand mastic in Broadstairs
Silicone on a period window often looks wrong and isn’t always the right material. Sand mastic is the traditional choice and we can swap the silicone for it. Common call-outs are for mastic that needs renewing before redecorating and crumbling sand mastic round a window, on period & listed homes, stone surrounds and tenement windows.
Plenty of homes in a town like Broadstairs have had conservatories, patio doors or new windows added over the years. Every addition brings more joints, each wearing at its own pace. Sills, frame heads and glazing joints are where leaks normally start.
Every job is covered by a 12-month guarantee, wherever you are in Kent.
- Place
- Broadstairs (CT10, CT9, CT12)
- Wider area
- Kent
- Cover
- 12 months on all our work
- Price
- Quoted before any work starts
- Phone
- 0345 464 0079
- Page updated
- 26 October 2026
DIY sealant or a professional job?
If you’ve already had a go yourself, that’s fine. We cut it out and start again, so tell us about it when you ask for a quote.
Sealing over old silicone is the commonest DIY error. New silicone will not bond to old, so it peels away and traps moisture behind it. All the old material has to come out first.
What we cannot put right
Honest advice matters more to us than a booking, so here’s what new sealant will not do:
- Whether work needs listed building consent
- Sashes that need overhauling
- Putty and glazing repairs
If in doubt, phone 0345 464 0079 or email us and we’ll say what we think.
Where we work in Broadstairs
- Sash and case windows
- Brick reveals
- Timber door frames
- Stone surrounds
- Period & listed homes
- Tenement windows
How it works
We keep the work tidy and contained to the area we are working on, so you can get on with your day. The job normally takes anything from a few hours to a full day, depending on how many windows, and we explain the cure time before we leave. A visit in Broadstairs needs access to the work and a place to park close by. If the job is outside, mention gates, side access and anything above ground floor.
- We check each window surround and the condition of the joint.
- 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.
Before we arrive
- Tell us if parking is tricky
- Tell us about any water getting in
- Keep pets and children clear of the area while we work
How to get a quote
For a quick quote, get us on the phone, or email us if that’s easier. Describe what needs sealing and we’ll talk you through the work before giving you a price.
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Broadstairs: your questions answered
Does living near the coast affect sand mastic in Broadstairs?
Coastal homes put outside sealant through more weather than inland ones, so preparation and the right sealant matter all the more. It’s worth checking the walls that face the sea first.
Can you help a landlord with a rental near Broadstairs station?
Yes, we work for landlords and letting agents. You can call 0345 464 0079 or email us with the address and a few details, and we will give you a fixed price before we start.
How long does sand mastic take to harden?
It forms a skin fairly soon, then hardens over a longer period. The weather and joint depth both affect it.
Do you hold any approvals?
Yes. We’re ARBOMaster approved, the scheme for applicators of Arbo sealants.
How do I get a quote for sand mastic in Broadstairs?
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 will talk you through it.
What’s sand mastic made of?
It’s the traditional filler for the joint round timber windows and doors. It’s made with sand and a linseed-oil-based binder.
Can I add another job to the visit?
Of course. Combining jobs makes good use of the visit.
Do I need to be at home?
We need access to the joints, so we will agree that with you when we book. Indoors, that usually means someone at home.
Towns and villages near Broadstairs
Other services in Broadstairs
Sand mastic in Broadstairs: local notes
Broadstairs is within about 1 mile of the coast, where wind-driven rain is a fact of life and, nearer the shore, so is salt air. That is hard on the mastic around older windows and doors, especially on the side facing the sea. The South East is one of the drier parts of the UK, yet outdoor joints still have to be sealed dry, so jobs are booked with the weather in mind.
Managing a site like St Joseph's Catholic Primary School? Then its window and door frames need their mastic kept sound, just like a home’s. In the older streets around Parish Church of St Peter the Apostle, frames set in older brick or stone need a sealant that suits the wall as well as the frame.
Broadstairs is about 16 miles east of Canterbury, in Kent. Broadstairs gets the same service as everywhere we cover: the old material taken out, joints prepared properly and a 12-month guarantee. We cover 922 towns and villages across Kent, from the larger towns to small villages. For nearby work, see our Chelmsford page (48 miles or so).
All of CT10, CT9 and CT12 is covered for sand mastic. That includes homes and businesses on High Street, Union Square and Church Road. Broadstairs sits on or near the A254 and A255, so getting to you is simple. Neighbouring places we cover for sand mastic include Upton (1 mile south-west), St Peter's (1 mile north-west), Northwood (1 mile south-west), Kingsgate (2 miles north) and Northdown (2 miles north). Within a short drive, we also cover Deal (10 miles south), Herne Bay (13 miles west), Walmer (11 miles south), Whitfield (15 miles south-west), Sandwich (7 miles south-west) and Aylesham (14 miles south-west).
Local landmarks in Broadstairs
In Broadstairs, that means homes and buildings near The Charles Dickens School, The Charles Dickens School and The Little Albion Inn, among other places. There’s a railway station in Broadstairs itself: Broadstairs station. Well-known places in the area include Queen Elizabeth the Queen Mother Hospital (2 miles north-west) and Westwood Cross (1.5 miles west). Open spaces near Broadstairs include Sandwich and Pegwell Bay.
Quotes for sand mastic in Broadstairs
The quote reflects the job in front of us. We take into account:
- When we can work, for business premises
- Mould in or behind the old joints
- Whether the work is at height
- The product the joint needs
Homes and businesses are quoted the same way: the amount of work, the access and the products needed, along with when we can work on site. Ask us for a quote and we’ll explain what it covers.
Helping us quote
What to tell us when you ask for a quote:
- Pictures of the joints, sent by email
- The rough size of the job
- Where the property is
- Whether it’s a home or a business
For sand mastic in Broadstairs, call 0345 464 0079 or email us. Tell us what the problem is and where, and you’ll get a clear quote before we start.
Why act early in Broadstairs
Silicone might seem the quicker option, but it can look wrong on a period surround. Sand mastic suits the building and finishes neatly against the masonry. Gaps in sealant and mould in the bead never get better on their own, and in a busy home in Broadstairs they get worse with every use. Now is the easy time to put it right.
There are no prices on our website, because the cost depends so much on the job itself. Call for a quick quote and we’ll talk you through it.
Why choose Mr Mastic in Broadstairs
- ARBOMaster approved applicator
- We never seal over old sealant
- We leave the area clean and tidy
- Quality sealants from Arbo and Everbuild
Take a look at what affects the cost or our reviews.
Do you need sand mastic in Broadstairs?
Shallow joints are a common cause. Mastic that’s too thin cracks and drops out so we make sure the new mastic is the right thickness.
Keep an eye out for these signs:
- Mastic dropping out of the joint
- Old cement repairs round a window that have failed
- Wind and rain getting in round a sash window
- Mastic worn away on windows facing the weather
For landlords with property near Broadstairs station, cracked sand mastic around sash windows lets in the draughts tenants complain about.
Comparing quotes
- What product goes in the joint
- How the colour is chosen
- What happens if the job turns out different
- How much experience the applicator has
Aftercare tips
Good habits help new joints last longer. Our tips:
- Plan mastic work ahead of painting
- Ask the planning authority about consent for listed or conservation-area homes
- Get any rot dealt with first
- Ask us before painting near the mastic
When preparing windows for paint, take care around the mastic. It can be damaged by heavy scraping.
Renewing mastic before redecorating saves doing it twice. Painting over failed mastic hides the problem for a while.