Greater London · England
Sand Mastic in Broom Hill
Sand mastic in Broom Hill from a team with over 20 years’ experience. 180+ five-star Google reviews and a 4.9 rating.
- Gaps between timber frames and stone or brick
- Tired mastic found when preparing windows for paint
- Failed mastic on an exposed elevation
Sand mastic for homes and businesses in Broom Hill
We work across Broom Hill renewing sand mastic on sash windows and doors. Each joint is raked out, prepared and pointed by hand for a neat, traditional finish. We work on stone surrounds, timber door frames and tenement windows, and common reasons people get in touch are modern sealant on a period surround and crumbling sand mastic round a window.
London homes have every kind of window, from timber sashes in period terraces to aluminium and uPVC in newer blocks. The mastic around them dries out and cracks with age, letting in draughts and water.
A 12-month guarantee comes with the work, just as it does everywhere we cover.
- Place
- Broom Hill (BR6, BR5)
- Region
- Greater London
- Guarantee
- A year, on every job
- Price
- Quoted before any work starts
- Phone
- 0345 464 0079
- Page updated
- 26 October 2026
What we’re called out for in Broom Hill
Some old mastic was never deep enough. Mastic that is too thin cracks and drops out, which is why we pack deep voids first and get the depth right.
These are the problems we are asked about most:
- Mastic worn away on windows facing the weather
- Draughts and rain around sash boxes
- Gaps round a timber door in stone or brick
- Patchy fillers round a sash window
As a London address, Broom Hill can be tricky for parking: tell us about permits, visitor bays or off-street space when you book.
Before you book anyone
- When the joint can take water or movement
- Who does the work, and how experienced they are
- How long the guarantee is
- What happens if the job turns out different
DIY versus a professional finish
A careful DIYer can reseal a simple joint, like a short, easy-to-reach joint indoors. Where it goes wrong is sealing over the old bead, working on a wet joint or overloading the gap.
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.
What the job involves on each surface
Stone surrounds
Sand mastic sits naturally against stone. It finishes to look like part of the surround.
Brick reveals
We rake out the old mastic and pack deep voids before pointing.
Broom Hill questions
I let a flat near Orpington station. Can you help?
Yes, landlords and agents are among the people we work for. Just ring 0345 464 0079 or email us with the address and what needs doing, and we’ll send you a clear quote.
Is parking a problem for a job in Broom Hill?
Parking in Broom Hill, as in most of London, takes a little planning: a visitor permit or a nearby bay makes the day run more smoothly, so mention what’s available when you book.
Do you work in Broom Hill?
Yes. We cover Broom Hill and the rest of Greater London. To book, phone 0345 464 0079 or send us an email.
Will there be a smell?
Possibly a little. It fades as the sealant cures.
How long does sand mastic take to go off?
Not right away. The skin forms first, and the full set comes later and we’ll give you an idea for your job.
Should I use sand mastic or silicone?
That depends on your windows. On many period windows, sand mastic looks right and suits the building, while modern frames normally get a flexible sealant.
Do you do commercial work?
Yes. We work in offices, washrooms, hotels and other commercial premises, as well as homes. Working times can be discussed when we quote.
Is it possible to take out silicone and use sand mastic instead?
Yes, we do this often. All the old silicone is removed first so the mastic can sit properly.
How the visit works
Every visit runs the same way: we check the joints, mask and protect the surrounding surfaces, do the work and clear up. It normally takes a few hours per window, depending on the condition of the joints. In Broom Hill, flats, stairs and shared entrances are part of the routine. If the building has a concierge, managing agent or access rules, tell us when you book.
- First we agree which joints need doing.
- Old mastic and any loose material are raked out.
- Deep gaps are packed so the mastic sits at the right depth.
- The sand mastic is mixed and pressed into the joint by hand.
- The surface is finished to suit the stone or brick.
Before we arrive
- Tell us about any water getting in
- Let us know about earlier repairs to the joints
- Mention any sign-in or site rules at work premises
Get a quote
We don’t publish a price list, as no two jobs are quite the same. Instead, we give you a clear price for your job. To get started, phone 0345 464 0079 or send us an email.
Advice
For landlords and businesses
For anyone letting property in or around Broom Hill, several properties can be quoted together. Send us the addresses and the work at each.
Businesses can book us for washrooms, kitchens, offices and more. On commercial sites, working times can be discussed when we quote.
Leave it or put it right?
Before painting the windows, it pays to renew the mastic. Paint over cracked mastic won’t stop the gaps and traditional guidance is to leave the new mastic unpainted. Converted houses in London often have a bathroom above someone else’s living room, and a slow leak from a failed seal can end up in the flat below. Dealing with it early is far simpler for homes in Broom Hill.
What you pay reflects the work, not a rough estimate. That is why we ask a few questions first and agree the price before starting.
Why us?
- Every job guaranteed for a year
- More than 20 years in sealant work
- 4.9 on Google from 180+ five-star reviews
- Approved under the ARBOMaster scheme
Take a look at our cost guide and customer reviews.
Also near Broom Hill
More services for Broom Hill
Frames and glazing around Broom Hill
With historic houses such as Bromley Palace (about 3.7 miles north-west) nearby, there’s older building stock in the area around Broom Hill as well as newer homes. In older buildings, 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, yet outdoor joints still have to be sealed dry, so jobs are booked with the weather in mind.
For an older house near a landmark such as Church of All Saints, frames set in older brick or stone need a sealant that suits the wall as well as the frame. If you let a flat or house near Orpington station, older sash windows in a rental need their mastic kept sound to keep the weather out.
Broom Hill is about 1 mile south-west of Orpington, in Greater London. Wherever you are in the BR6 postcode area, we can carry out sand mastic at your property. Our area takes in 764 places across Greater London, from the larger towns to small villages. For nearby work, see our London page (12 miles or so).
Here we cover the BR6 and BR5 postcode area for sand mastic. If you need sand mastic at a property on New Road, Irene Road and Sandy Lane or anywhere close by, we can help. Nearby, we also carry out sand mastic in Crofton (1 mile south-west), Petts Wood (1 mile north-west), Locksbottom (2 miles west), Farnborough (2 miles south-west) and Green Street Green (2 miles south). Larger places within reach include London (12 miles north-west), City of Westminster (14 miles north-west), Marylebone (14 miles north-west), Kensington (15 miles north-west), St Pancras (14 miles north-west) and Shoreditch (13 miles north-west).
Near you in Broom Hill
We work in homes and buildings around Jubilee Country Park, The Cricketers pub and The Priory School, among other places. Broom Hill’s nearest station is Orpington station, about 0.6 miles south-west. A little further out are The Mall (3.8 miles north-west) and Orpington Hospital (1.3 miles south). For a walk, there’s Summer Hill and The Warren.
Honest limits
Some problems need a builder, plumber or other trade rather than us:
- Putty and glazing repairs
- Sashes that rattle, stick or won’t open
- Masonry that needs repairing
Not sure which it is? You can ring 0345 464 0079 or email us and we’ll tell you honestly.
What we seal
- Sash and case windows
- Period & listed homes
- Brick reveals
- Stone surrounds
- Tenement windows
- Timber door frames