Edinburgh · Scotland
Brunstane Sand Mastic
Sand mastic for Brunstane and the surrounding area: careful preparation, the right product and tidy work. Ask us for a quick quote.
- Modern sealant on a period surround
- Mastic that needs renewing before redecorating
- Old sand mastic that has cracked, crumbled or fallen out
The process
We keep the work tidy and contained to the joints we are treating. The job normally takes a few hours for a single window, longer for several, and we tell you how long to leave it before we go. For a tenement in Brunstane, work inside your flat is between us and you, while shared parts may need the factor or neighbours to agree. It helps to know which it is when you get in touch.
- Each surround is checked first.
- 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.
- We finish the mastic to a tidy line.
Before we arrive
- Where the joints are inside, avoid wetting them before we arrive
- Tell us about any water getting in
- Let us know about earlier repairs to the joints
How to get a quote
We don’t publish a price list, because every job is different. Instead, your job gets its own clear quote. To arrange one, email us at info@mrmastic.co.uk.
Advice
How we handle sand mastic in Brunstane
For a listed home or one in a conservation area, ask your local planning authority whether consent is needed for work to windows. Sand mastic is often favoured as a like-for-like material. We are often asked to deal with cracked mastic round a front door frame and old cement repairs round a window that have failed, across brick reveals, period & listed homes and sash and case windows.
Tenement flats in Scotland’s cities often have windows high above the street, so the mastic outside can go unchecked for years. For a flat in Brunstane, access is the first thing to plan.
The work is covered for a year after we finish. If there’s a problem with it, please drop us a line at info@mrmastic.co.uk.
- Location
- Brunstane (EH15)
- Region
- Edinburgh
- Cover
- 12 months on all our work
- Quote
- Quoted before any work starts
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
Places near Brunstane
Other services in Brunstane
When something else is needed
A few problems are outside what sealant work can do:
- Decisions on consent for listed homes
- Cracked or broken glass
- Sashes that rattle, stick or won’t open
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
- Stone surrounds
- Period & listed homes
- Brick reveals
- Timber door frames
- Tenement windows
- Sash and case windows
Different surfaces, different methods
Brick reveals
Loose mastic comes out and deep gaps are packed before the new mastic goes in.
Period and listed homes
Sand mastic is the like-for-like choice for many period homes. On listed buildings, check with your planning authority first.
Why it’s worth doing now in Brunstane
Draughts round a sash window aren’t always the sashes. Open mastic joints round the box can let air in and new mastic seals them. In a tenement flat in Brunstane, a failed seal is rarely just your problem: a leak can come through the ceiling below, and gaps in shared walls or fire-rated joints matter to every flat.
Homes and businesses are quoted the same way: the amount of work, how we reach it and what it needs, plus any working-time requirements on site. Ask us for a quote and we’ll go through it with you.
What you get with us
- Rated 4.9 stars on Google
- We never seal over old sealant
- Full insurance on every job
- Experience in homes, commercial sites and hotels
See what affects the cost and our reviews.
Common questions in Brunstane
Can you help a landlord with a rental near Brunstane station?
Yes, rental work is part of what we do. You can send an email to info@mrmastic.co.uk with the address and a few details, and we will give you a fixed price before we start.
Who arranges sealant work on the shared parts of a tenement in Brunstane?
Most tenements arrange shared repairs through the owners or a property factor. The Tenements (Scotland) Act 2004 covers the common parts where the deeds do not, and we can quote for the factor or the owners directly.
Do you work in Brunstane?
Yes. We work in Brunstane, as part of our work across South East England, London and Scotland. To book, send an email to info@mrmastic.co.uk.
Where are you based?
We work from Crawley. We cover Brunstane and the rest of Edinburgh.
What is sand mastic?
Sand mastic is a traditional material for pointing round windows and doors. It’s made with sand and a linseed-oil-based binder.
Is it possible to paint over sand mastic?
It’s traditionally left unpainted, which is what traditional guidance recommends. Ask us before decorating.
What sealant do you use?
It depends on the joint: anti-fungal sanitary silicone in wet areas, and other sealants where joints move or face the weather. Brands we use include Arbo and Everbuild.
Is sand mastic better than silicone for my windows?
That depends on your windows. On many period windows, sand mastic looks right and suits the building and newer frames generally get a flexible sealant.
Landlord and commercial work in Brunstane
A neglected joint can let water reach the structure, which matters even more when someone else lives there. Resealing at the right time is simple maintenance that we can handle for you.
Hotels need rooms back in use, so we plan the work room by room. We’ve worked in hotels as well as homes and businesses.
Signs you need sand mastic in Brunstane
Rain on the window surround works into any crack and pushes it out. Exposed elevations usually fail first.
These are the problems we are asked about most:
- A silicone bead on a sash window that spoils the look
- Gaps between timber frames and stone or brick
- Crumbling sand mastic round a window
- Window mastic to renew ahead of painting
If you live in an older home near St Philip's Parish Church, the windows may be timber, sash or later replacements, and each needs the right sealant against the wall.
What your quote should include
- What the quote includes, VAT included or not
- Is the old sealant removed completely?
- Who turns up on the day
- How the joint is cleaned and prepared
DIY versus a professional finish
A careful DIYer can reseal a simple joint, such as a straightforward joint indoors. Where it goes wrong is sealing over the old bead, working on a wet joint or overloading the gap.
A DIY attempt doesn’t rule out a professional job. We cut it out and start again, so just mention it when you contact us.
Brunstane homes and the weather
Brunstane 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. Both are hard on the mastic around older windows and doors, which can dry out and crack sooner where a building faces the weather. Under the Tenements (Scotland) Act 2004, shared parts of a tenement, such as the roof and outside walls, are looked after by the owners together, and many buildings use a factor to arrange it. Who owns the windows depends on the title deeds.
Letting a property close to Brunstane station? Then any sash windows need sound mastic to keep draughts and rain out. Schools such as Portobello High School are buildings too, and larger buildings have plenty of frames, and the mastic around each one ages.
Brunstane is about 2 miles west of Musselburgh, in Edinburgh. We provide sand mastic to homes and businesses in Brunstane and nearby, as part of our work across Edinburgh. Brunstane is one of 175 places in Edinburgh we cover.
Work in EH15 works the same way as everywhere else we cover. That includes homes and businesses on Hope Lane, Joppa Road and Milton Road. We also cover the places around Brunstane: Magdalene (1 mile south-west), South Portobello (1 mile west), Bingham (1 mile south-west), Niddrie Mains (1 mile south-west) and Mountcastle (1 mile west). Larger places within reach include Edinburgh (4 miles west), Leith (3 miles north-west), Bonnington (3 miles north-west), Greenside (3 miles west), Broughton (3 miles west) and Bellevue (4 miles west).
Local landmarks in Brunstane
We work in homes and buildings around 47 Figgate Lane pub, Abercorn Park and Portobello Library and the streets around them. There’s a railway station in Brunstane itself: Brunstane station. Well-known places in the area include Cameron Toll Shopping Centre (2.8 miles south-west) and Musselburgh Doll Museum (1.9 miles east). The countryside around Brunstane includes Whinny Hill and Duddingston Loch.