Edinburgh · Scotland
Sand mastic for sash & case windows in Broomhouse, Edinburgh
Sand mastic in Broomhouse from a team with over 20 years’ experience. 180+ five-star Google reviews and a 4.9 rating.
- Tired mastic found when preparing windows for paint
- Mastic round period door frames that has failed
- Gaps between timber frames and stone or brick
DIY versus a professional finish
If you’ve already had a go yourself, that is fine. We cut it out and start again.
Some sealant jobs are within reach of a careful DIYer, like a short, easy-to-reach joint indoors. The common mistakes are sealing over old sealant, sealing a damp joint and using far too much.
Sand mastic for homes and businesses in Broomhouse
Sand mastic does not last for ever and gaps open up round the frame. Renewing it closes the gap so the surround looks right again. We work on sash and case windows, timber door frames and brick reveals, and common reasons people get in touch are crumbling sand mastic round a window and draughts and rain around sash boxes.
Broomhouse is in one of Scotland’s four big cities, where many older buildings are sandstone or granite. Stone needs a sealant that suits it, so acetoxy silicones, which can attack some stone, are best avoided.
Big or small, it’s backed by our one-year guarantee.
- Location
- Broomhouse (EH11, EH12, EH14)
- Wider area
- Edinburgh
- Guarantee
- One year on every job
- Quote
- A clear quote up front
- info@mrmastic.co.uk
- Updated
- 26 October 2026
Windows and doors in Broomhouse
Historic houses like Caroline Park (about 4 miles north-east) are a reminder that the area around Broomhouse has older buildings as well as new. Where a home is older, older frames set in brick or stone need a sealant that suits them, and sometimes that’s traditional sand mastic. Edinburgh’s Old and New Towns are a UNESCO World Heritage Site, and the Georgian New Town is known for its sash windows. If a home is listed or in a conservation area, it’s worth checking with the council before changing the look of windows or walls.
Managing a site like Forrester High School? Then the mastic around its windows and doors needs looking after like any other building’s. If you live in an older home near St Joseph's RC Church, the joint between an old wall and a newer frame is generally the first place rain gets in.
Broomhouse is about 3 miles west of Edinburgh, in Edinburgh. Homes, rented property, offices and hotels in Broomhouse is covered for sand mastic. The work is guaranteed for a year. Across Edinburgh, we cover 175 places, and Broomhouse is one of them.
Every address in EH11, EH12 and EH14 is within our area for sand mastic, from the main roads to the quietest streets. If you need sand mastic at a property on Roull Road, Calder Road and Saughton Road or anywhere close by, we can help. If you are just outside Broomhouse, we cover Sighthill (1 mile south-west), Saughton (1 mile east), Carrick Knowe (1 mile north-east), Wester Hailes (1 mile south) and South Gyle (1 mile north-west). Further out, we also cover Edinburgh (3 miles east), Leith (6 miles north-east), Bonnington (5 miles north-east), Greenside (4 miles north-east), Broughton (4 miles north-east) and Bellevue (4 miles north-east).
Landmarks near Broomhouse
Typical jobs here are in homes near Saughton Park and Merchiston Castle School and the streets around them. The nearest railway station is Kingsknowe station, roughly 0.9 miles south-east. Well-known places in the area include Craigcrook Castle (1.9 miles north) and The Gyle Shopping Centre (1.5 miles north-west). The countryside around Broomhouse includes Corstorphine Hill and The New Leaf Co-op.
What the job involves on each surface
Brick reveals
An open joint at a brick reveal lets weather in. Renewing the mastic closes it.
Timber door frames
A neat sand mastic joint round a front door suits a period home.
Signs you need sand mastic in Broomhouse
Decorating can disturb tired mastic. Many people find it crumbling when they prepare the windows, which is a good time to renew it.
Signs it’s time to call us include:
- Wind and rain getting in round a sash window
- Mastic worn away on windows facing the weather
- Silicone on a period window that looks wrong
- Gaps where the frame meets the masonry
Rented homes near Kingsknowe station change hands often, and any sash windows need sound mastic to keep draughts and rain out.
What to look for in a quote
- Who turns up on the day
- What happens if they find a problem under the old sealant
- How the surfaces are prepared before sealing
- Which colour the sealant will be
What affects the quote in Broomhouse
Every job gets its own quote. This is what makes a difference:
- When we can work, for business premises
- Access and height
- The number of rooms or windows
- Which sealant suits the joint
Rather than a set price list, we look at what your job involves: how many joints, what’s in them now and how we reach them. The price is agreed before we begin.
What we need to know
When you call or email, these details help:
- Roughly how big the job is
- Any access issues, like height or stairs
- Pictures of the joints, sent by email
- If it’s domestic, commercial or a hotel
To get a quote, drop us a line at info@mrmastic.co.uk and tell us where the job is and what the problem looks like. We will give you a clear quote before any work starts.
What happens on the day
On the day, there’s very little for you to do. Show us the job and we will take it from there. The work itself takes a few hours for a single window, longer for several. Many homes in Scotland’s cities are tenement flats, reached through a shared close and up a common stair. For a job in Broomhouse, tell us the floor, how the door entry system works and where we can park nearby.
- We check the window surrounds and agree which joints need renewing.
- Old, loose mastic is raked out and the joint cleaned.
- Deep voids are packed so the mastic is the right thickness.
- Sand mastic is mixed and applied by hand, then shaped to the joint.
- The mastic is finished to sit tidily against the stone or brick.
Preparing for the visit
- Mention any sign-in or site rules at work premises
- Tell us about any water getting in
- Mention if the joints have been sealed before
Getting a quote
The more we know about the job, the more useful the quote. Tell us where the job is, what’s wrong and how much there is, and add photos by email if you can.
Related advice
Keeping the joints in good condition
Joint life depends on how it’s used and looked after. Here’s what we suggest:
- Check with your local planning authority if your home is listed
- Renew mastic before redecorating the windows
- Ask us before painting near the mastic
- Have rotten timber repaired before new mastic goes in
Avoid sealing over the mastic with silicone. If anything cracks, get it looked at before trying a quick fix.
Small cracks are a sign the mastic is ageing. Renewing it then is simpler than waiting until it falls out.
Questions from Broomhouse
Is Broomhouse in your area for sand mastic?
Yes. Our work covers the whole of Scotland, and Broomhouse is part of that. Just email us at info@mrmastic.co.uk with a few details of the job.
Who arranges sealant work on the shared parts of a tenement in Broomhouse?
Most tenements arrange shared repairs through the owners or a property factor. The Tenements (Scotland) Act 2004 covers the common parts where the deeds don’t, and we can quote for the factor or the owners directly.
Should I try DIY first?
You can, for simple jobs. Preparation is everything: all the old sealant out, and a clean, dry joint. We can always put it right if it fails.
Should I check with the council before work on a listed or conservation-area home?
Your local planning authority is the one to ask. They’ll tell you if consent is needed.
Is sand mastic better than silicone for my windows?
We will talk it through with you. Sand mastic suits many period homes and newer frames suit modern sealant.
How much does sand mastic cost in Broomhouse?
The cost depends on the size of the job, access and how much old sealant has to come out. Ask us for a quote.
Do you remove the old sealant?
Yes, always, and completely. New sealant will not bond properly to old, so any old material comes out before anything new goes in.
Are you ARBOMaster approved?
Yes. We are an ARBOMaster approved applicator.
What sealant work can’t fix
It helps to know what we cannot do:
- Timber that has rotted
- Decisions on consent for listed homes
- Sash cords, weights and draught-proofing of the sashes
If you are not sure, just drop us a line at info@mrmastic.co.uk and we’ll give you a straight answer.
What we seal
- Tenement windows
- Stone surrounds
- Period & listed homes
- Sash and case windows
- Timber door frames
- Brick reveals