East Lothian · Scotland
Sand mastic for sash & case windows in Broxburn, East Lothian
Problem with your window and door surrounds in Broxburn? We cut out the old, prepare the joints and apply the right sealant, and the work is guaranteed for a year.
- Draughts and rain around sash boxes
- Old sand mastic that has cracked, crumbled or fallen out
- Modern sealant on a period surround
Common problems we fix in Broxburn
Age is the main cause. Even well-laid mastic needs renewing in time, depending on exposure and upkeep.
If you can see any of these, it’s time to have the joints looked at:
- Draughty sash windows at the surround
- Cement or filler used on old window joints that has cracked
- Tired mastic found when preparing windows for paint
- Cracked mastic round a front door frame
Letting a property close to Dunbar station? Then cracked sand mastic around sash windows lets in the draughts tenants complain about.
What to look for in a quote
- Are they insured?
- The length of the guarantee
- What the cure time is
- How the joint is cleaned and prepared
Sand mastic in Broxburn, done properly
Sand mastic is the traditional way to point the gap between a timber window frame and the stone or brick around it. It’s made from sand and a linseed-oil-based binder and built up by hand. On older homes, it suits the building far better than silicone. If you are dealing with old sand mastic that has cracked, crumbled or fallen out and window mastic to renew ahead of painting, we can help.
Many older Scottish homes still have timber windows set into stone walls. Those suit a traditional sand mastic or a neutral-cure sealant, not an acetoxy silicone that can attack some stone.
We stand behind the work with a one-year guarantee.
- Place
- Broxburn (EH42)
- Wider area
- East Lothian
- Cover
- One year on every job
- Quote
- A clear price before any work starts
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
Frames and glazing around Broxburn
Broxburn is within about 1 mile of the coast, and homes near the sea take more wind-driven rain, with salt in the air closer to the shore. Both are hard on the mastic around older windows and doors, which can dry out and crack sooner where a building faces the weather. Sash and case windows are common in older Scottish homes, often pointed into the wall with traditional sand mastic.
If you live in an older home near Dunbar Collegiate Church, replacement windows fitted into old openings often leave uneven gaps that need backing and a flexible joint.
Broxburn is about 12 miles east of Haddington, in East Lothian. For sand mastic in and around Broxburn, please send an email to info@mrmastic.co.uk for a quick quote. We are based in Crawley and cover East Lothian. Broxburn is one of 48 places in East Lothian where we work. For nearby work, see our Edinburgh page, about 28 miles away.
All of EH42 is within our area for sand mastic. If you’re just outside Broxburn, we cover Dunbar (1 mile north-west), Spott (2 miles south-west), Belhaven (2 miles north-west), West Barns (2 miles west) and Bielside (2 miles west). Larger places within reach include Haddington (12 miles west), North Berwick (10 miles north-west), Gullane (13 miles west), East Linton (6 miles west) and Aberlady (14 miles west).
Landmarks near Broxburn
The nearest railway station is Dunbar station, about 1.1 miles north-west. A little further out are Dunbar Town House Museum and Gallery (1.3 miles north-west) and Dunbar Castle (1.5 miles north-west). The countryside around Broxburn includes Doon Hill.
Places near Broxburn
What else we do in Broxburn
Keeping the joints in good condition
Aftercare is simple:
- Check with your local planning authority if your home is listed
- Plan mastic work ahead of painting
- Don’t paint over the new mastic
- Keep modern sealant off the mastic
Keep gutters and sills clear so water runs away from the surround. Water sitting against the mastic shortens its life.
Small cracks are a sign the mastic is ageing. Renewing it then is simpler than waiting until it falls out.
What the job involves on each surface
Stone surrounds
Stone surrounds suit sand mastic well. The finish blends with the masonry.
Tenement and terrace windows
In shared buildings, the windows may be part of a wider repair so it’s worth checking responsibilities.
Broxburn questions
Do you work for landlords with property near Dunbar station?
Yes. We work for letting agents and landlords as well as householders, and several properties can be quoted together. You can email us at info@mrmastic.co.uk with the details for a clear quote.
Will you come out to Broxburn?
Yes. Broxburn is within the area we cover, which takes in towns, villages and rural addresses. We work across all of Scotland. Just mention lanes, gates or anything else about the route when you book.
Do you do commercial work?
Yes. We can plan bigger jobs in stages.
Can you do several jobs on one visit?
Yes, we can. Several rooms, windows or areas can go on one quote.
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.
Do you offer different sealant colours?
We help you choose a colour that suits, from white and clear to greys and other shades. The choice depends on the product the joint needs.
What should I tell you?
Just the basics: where it is, what you’ve noticed and how we reach it. After that, simply email us at info@mrmastic.co.uk.
Will you leave a mess?
Not at all. The area is protected while we work and cleaned up afterwards.
DIY versus a professional finish
The biggest DIY mistake is sealing over old sealant. Silicone doesn’t stick to old silicone, so it peels away and traps moisture behind it. All the old material has to come out first.
Overfilling a joint is a classic DIY mistake. A heavy bead looks messy and copes badly with movement, and the joint depth matters as much as the finish.
Leave it or put it right?
Before painting the windows, it pays to renew the mastic. Painting over failed mastic doesn’t seal it, and the new mastic is traditionally left unpainted. In a place like Broxburn, small leaks are easy to put off, but water behind a failed seal does the most damage when nobody’s watching.
We do not show prices on the website, because each job is priced on what it involves. Call for a quick quote and we will talk you through it.
What you get with us
- Fully insured
- Experience in homes, commercial sites and hotels
- Trusted Arbo and Everbuild sealants
- Anti-fungal silicone where joints get wet
See what affects the cost and customer reviews.
Work for landlords, hotels and businesses
Landlords and agents in Broxburn can book us as well as homeowners. Resealing between tenancies keeps a property looking cared for.
From a single let to a portfolio, the work is the same standard: the old material taken out, careful preparation and a 12-month guarantee.
The process
Once we’re on site, we check the joints match what you told us. If we find something unexpected, we talk it through with you first. After that, the work takes anything from a few hours to a full day, depending on how many windows. Outdoor work around Broxburn depends on the weather, as sealant needs a dry surface, so an outdoor job can move if the forecast changes. Work indoors is not affected.
- 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.
Before we arrive
- Let us know about earlier repairs to the joints
- Let us know about parking restrictions
- For indoor joints, keep the area dry beforehand if you can
Get a quote
For sand mastic in Broxburn, send an email to info@mrmastic.co.uk. Tell us what the problem is and where, and we’ll agree the price before any work begins.