West Lothian · Scotland
Sand mastic for sash & case windows in Broxburn, West Lothian
We cover Broxburn for traditional burnt sand mastic around sash and case windows and doors in stone and brick. Old material cut out, joints cleaned and sealed neatly and every job guaranteed for a year.
- Mastic that needs renewing before redecorating
- Cracked mastic round a front door frame
- Gaps where the frame meets the masonry
Sand mastic for homes and businesses in Broxburn
On many period windows, sand mastic looks right and suits the building. Newer frames normally get a flexible sealant instead and we will explain which is best for yours. We are often asked to deal with failed mastic on an exposed elevation and mastic dropping out of the joint, on timber door frames, stone surrounds and tenement windows.
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.
All our work is covered by our 12-month guarantee, wherever you are in West Lothian.
- Place
- Broxburn (EH52)
- Region
- West Lothian
- Guarantee
- A year, on every job
- Quote
- Quoted before any work starts
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
Can I do it myself?
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. Everything old must be removed first.
If you’ve already had a go yourself, that is fine. We remove it and do the joint properly, so just mention it when you contact us.
How the visit works
At the end, we look at the finished work together and tell you how long to leave it. The visit itself generally takes a few hours per window, depending on the condition of the joints, depending on the amount of work. In smaller Scottish places, parking is usually less of an issue than access and distance. Tell us how to find the property and how to reach the work.
- We check each window surround and the condition of the joint.
- The joint is raked out and cleaned.
- Large voids are packed out.
- New sand mastic is applied and shaped by hand.
- We finish the mastic to a tidy line.
Preparing for the visit
- Clear the area around the work
- Tell us about any water getting in
- Mention if the joints have been sealed before
Get a quote
A good description makes for an accurate quote. Tell us where the job is, what’s wrong and how much there is, and add pictures by email if you can.
Read more
What the job involves on each surface
Sash and case windows
On a sash window, the mastic joint shows on the outside, so a neat, even finish matters.
Timber door frames
Round a period front door, sand mastic gives the right look.
Sand mastic in Broxburn: local notes
Private landlords in Scotland must meet the Repairing Standard, which includes keeping a home wind and watertight, and sound outside sealant is part of that. Many older homes in Scotland have sash and case windows, often pointed into the wall with traditional sand mastic.
Rented homes near Uphall station change hands often, and any sash windows need sound mastic to keep draughts and rain out. Howden House, about 3.2 miles south-west, is one of the historic houses in the wider area around Broxburn, and older homes nearby need a sealant that suits their walls.
Broxburn is about 3 miles north-east of Livingston, in West Lothian. Every kind of property in Broxburn can book us for sand mastic, old or new, large or small. Every job comes with our one-year guarantee. We cover 58 towns and villages across West Lothian, from the larger towns to small villages. We also work in Edinburgh, about 11 miles from Broxburn.
Postcode districts we cover here for sand mastic: EH52. Local streets include West Main Street, Station Road and East Main Street. Main roads around Broxburn include the A89 and A899, so getting to you is simple. We also cover Winchburgh (2 miles north), Pumpherston (2 miles south), Auldcathie (2 miles north), West Clifton (2 miles south-east) and Calderwood (3 miles south-east). Larger places within reach include Livingston (3 miles south-west), Bathgate (7 miles west), Linlithgow (6 miles north-west), Whitburn (9 miles south-west), East Calder (3 miles south) and Armadale (9 miles west). Being one of West Lothian’s larger places, Broxburn has every kind of property, from flats to offices.
Local landmarks in Broxburn
For rail, the closest station is Uphall station, about 1.4 miles south-west of the centre. Nearby you’ll also find The Centre (3.8 miles south) and Broxburn Community Museum (less than half a mile south-west). Open spaces near Broxburn include Dundas Loch and Dechmont Law.
Your questions about sand mastic in Broxburn
Is Broxburn within the area you cover?
Yes, smaller places are covered as well as towns. We work across all of Scotland. Just mention lanes, gates or anything else about the route when you book.
Do you work for landlords with property near Uphall station?
Yes, rental work is part of what we do. Just send an email to info@mrmastic.co.uk and tell us about the property, and we will give you a clear quote.
Is sand mastic better than silicone for my windows?
We will help you decide. Period homes often look best with sand mastic, and modern sealants suit newer frames.
What guarantee comes with the work?
You get our 12-month guarantee to all our work.
Where do you work from?
We’re based in Crawley, and we work across South East England, London and Scotland.
Is it messy?
Not at all. We work neatly, protect the area around the joints and tidy up afterwards.
Can I do it myself?
It depends on the job. High-level, external movement and fire-rated joints are professional jobs.
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 decide whether consent is needed.
What affects the quote in Broxburn
For a quick quote, just ask. What matters most is:
- The number and length of the joints
- How much old sealant there is and how hard it is to remove
- Any working-time requirements on site
- The product the joint needs
Combining jobs into one visit is usually more efficient than separate visits. We will give you a clear quote for the lot.
What to tell us for a quote
When you contact us, it’s useful to know:
- If someone has resealed it before
- Access, such as stairs, a lift or height
- A few photos by email, if you can
- The rough size of the job
If you are in Broxburn and need sand mastic, send an email to info@mrmastic.co.uk. A short description of the job and where it is helps us quote, and you will get a clear quote before work begins.
Places near Broxburn
Other services in Broxburn
Keeping the joints in good condition
So the new joints stay in good condition:
- Check with your local planning authority if your home is listed
- Sort the mastic before the decorators arrive
- Look over the window mastic once a year
- Ask a joiner to look at soft timber first
Keep paint scrapers and sanders off the mastic when redecorating. It can be damaged by heavy scraping.
Fine cracks show the mastic is starting to fail. It’s easier to renew it before it drops out.
Why deal with it now?
Replacing sash windows is a big decision for a period home and on a listed home, consent may be needed. If the frames are sound, renewing the mastic deals with gaps and draughts at the surround. In an older home around Broxburn, damp from a failed joint can get into timber and plaster.
No two jobs are quite the same, so each one gets its own quote. Size, access and the product the joint needs all make a difference.
Why us?
- We never seal over old sealant
- Anti-fungal silicone where joints get wet
- A 12-month guarantee on all work
- Over 20 years’ experience
Read what affects the cost or what customers say.
Do you need sand mastic in Broxburn?
Scraping and sanding before painting can loosen old mastic. Many people find it crumbling when they prepare the windows.
People usually contact us after spotting one of these:
- Failed mastic on an exposed elevation
- Old sand mastic that has cracked, crumbled or fallen out
- Mastic that needs renewing before redecorating
- Silicone on a period window that looks wrong
For site and facilities teams at buildings such as Our Lady's High School, its window and door frames need their mastic kept sound, just like a home’s.
Questions to ask before booking
- Whether you can choose the colour
- How the surfaces are prepared before sealing
- What the quote includes, VAT included or not
- Are they insured?