Edinburgh · Scotland
Sand Mastic in Bruntsfield
Our applicators work in Bruntsfield on 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.
- Crumbling sand mastic round a window
- Gaps round a timber door in stone or brick
- Draughts and rain around sash boxes
What happens if it’s left?
Not every draught comes from the sashes themselves. Gaps between the frame and the wall can be just as bad and new mastic seals them. For landlords in Bruntsfield, damp and leaks can be a Repairing Standard issue, so it’s worth fixing failed sealant before a tenant reports it.
The cost reflects the work involved, not a rough estimate. That’s why we ask about the job first and agree the price before starting.
Why us?
- 4.9 on Google from 180+ five-star reviews
- Old sealant always removed completely
- An ARBOMaster approved applicator
- Arbo and Everbuild products
Sand mastic for homes and businesses in Bruntsfield
For a listed home or one in a conservation area, ask your local planning authority if consent is needed before window work. Sand mastic is often favoured as a like-for-like material. If you have patchy fillers round a sash window and draughty sash windows at the surround, we can put it right, whatever the surface.
Sash and case windows are a feature of older tenements in all four Scottish cities, and plenty still have them. In Bruntsfield, as anywhere, the mastic between frame and wall is what stops draughts and rain getting in.
Whatever the size of the job, it’s backed by our one-year guarantee.
- Location
- Bruntsfield (EH10, EH3, EH11)
- Region
- Edinburgh
- Guarantee
- A year, on every job
- Quotes
- A clear price before work begins
- info@mrmastic.co.uk
- Updated
- 26 October 2026
Can I do it myself?
If you do try it yourself, take your time over the preparation: take out all the old sealant, make sure the joint is clean and dry, and give it the full cure time. If it doesn’t work out, we can still put it right.
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.
Landlord and commercial work in Bruntsfield
In hotels, rooms out of use cost money, so the work can be planned room by room around your bookings where we can. Hotel work is part of what we do, alongside homes and businesses.
Failed sealant is one of the commonest items on a check-out report. Several properties can go on one quote.
What affects the quote in Bruntsfield
Jobs vary more than people expect. What affects the quote:
- When we can work, for business premises
- Mould in or behind the old joints
- The number and length of the joints
- How many areas need sealing
Some things make a job bigger or smaller: the old material and how easily it comes out, any mould to treat, and whether we need extra access for height. Your quote takes all of that into account.
What we need to know
To help us quote quickly, let us know:
- Any previous sealing or DIY work
- What’s wrong with the joints now
- Where the property is
- Pictures of the joints, sent by email
Asking for a quote is easy: tell us what needs doing and where. Photos by email help us understand the job, and we will take it from there.
What we’re called out for in Bruntsfield
Decorating can disturb tired mastic. Many people find it crumbling when they prepare the windows, which is a good time to renew it.
Look out for any of the following:
- Tired mastic found when preparing windows for paint
- Crumbling sand mastic round a window
- Cracked mastic round a front door frame
- Modern sealant on a period surround
For landlords with property near Haymarket station, cracked sand mastic around sash windows lets in the draughts tenants complain about.
What your quote should include
- Whether the sealant suits the joint
- What preparation is included
- What the cure time is
- Whether you can choose the colour
Looking after it afterwards
After the cure time, these simple habits help:
- Avoid heavy scraping on the mastic joint
- Leave the new mastic unpainted
- Clear gutters so water does not pour onto the windows
- Have rotten timber repaired before new mastic goes in
Avoid sealing over the mastic with silicone. If you see a crack, ask us to take a look before trying a quick fix.
Gaps round a sash box let in draughts and rain. The longer it’s left, the more the joint opens as more mastic falls out.
Frames and glazing around Bruntsfield
Bruntsfield is within about 3 miles of the coast, and homes near the sea take more wind-driven rain, with salt in the air closer to the shore. That’s hard on the mastic around older windows and doors, especially on the side facing the sea. 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, often through a property factor. Who owns the windows depends on the title deeds.
If you live in an older home near Morningside United Church, the joint between an old wall and a newer frame is usually the first place rain gets in. Schools such as Boroughmuir High School are buildings too, and its window and door frames need their mastic kept sound, just like a home’s.
Bruntsfield is about 1 mile south of Edinburgh, in Edinburgh. Jobs in Bruntsfield get the same care as everywhere else we work: old sealant removed completely, careful preparation and a 12-month guarantee. Our Edinburgh coverage runs to 175 places, Bruntsfield among them.
Jobs for sand mastic in EH10, EH3 and EH11 works the same way as everywhere else we cover. You’ll find streets such as Forbes Road, Clinton Road and Woodcroft Road, and we cover them all. If you’re just outside Bruntsfield, we cover Merchiston (1 mile west), Greenhill (1 mile south), Holy Corner (1 mile south-west), Burghmuirhead (1 mile south-west) and Church Hill (1 mile south). Within a short drive, we also cover Leith (3 miles north-east), Bonnington (3 miles north-east), North Leith (3 miles north), Queensferry (8 miles north-west), Timber Bush (3 miles north-east) and South Portobello (4 miles east).
What’s near Bruntsfield
In Bruntsfield, that means homes and buildings near Bruntsfield Links, St Cuthbert's Church and Golf Tavern. Nearby too are National Museums Scotland Library (1 mile north-east), Iain Tomlin School of Music (less than half a mile south-west) and Tollcross Primary School (0.5 miles north). For rail, the closest station is Haymarket station, roughly 0.7 miles north-west of the centre. Well-known places in the area include Waverley Mall (1.3 miles north-east) and Museum of Fire (0.7 miles north-east). For a walk, there’s Dunsapie Loch and Blackford Hill.
Towns and villages near Bruntsfield
Other services in Bruntsfield
Your questions about sand mastic in Bruntsfield
How do repairs to the shared parts of a tenement in Bruntsfield get organised?
The owners of the flats generally agree repairs to shared parts like the roof and outside walls, and many buildings have a factor to arrange it. Where the title deeds are silent, the Tenements (Scotland) Act 2004 fills the gaps. Windows often belong to the individual flat, but it’s worth checking your deeds.
Can you help a landlord with a rental near Haymarket station?
Yes, landlords and agents are among the people we work for, and several properties can be quoted together. Just email us at info@mrmastic.co.uk with the address and what needs doing, and we will send you a clear quote.
Do the sealants smell?
Some sealants have a smell while they cure. Opening a window helps.
Can you work on commercial sites?
Yes. Commercial and hotel work is a large part of what we do, as well as homes. Working times can be discussed when we quote.
Should I use sand mastic or silicone?
We will talk it through with you. Period homes often look best with sand mastic, and modern sealants suit newer frames.
Is it possible to paint over sand mastic?
It’s traditionally left unpainted, which is what traditional guidance recommends. Talk to us before any painting near it.
Do you cover Bruntsfield?
Yes. We cover Bruntsfield and the rest of Edinburgh, as part of our work across South East England, London and Scotland. For a quote, email us at info@mrmastic.co.uk.
How long does sand mastic take to go off?
It takes a while. The skin forms first, and the full set comes later and we will give you an idea for your job.
How the visit works
Good joint work is mostly preparation, so that’s where we spend the time. Joints are cleaned back and dried before anything new goes in. In total, it usually takes a few hours per window, depending on the condition of the joints. In a city area like Bruntsfield, parking may be by permit or pay-and-display, so tell us what’s nearby. For flats, mention the door entry system and any shared-stair arrangements.
- We look at the surrounds with you and agree the joints to renew.
- We remove the old, loose mastic.
- We pack any deep voids first.
- We apply the mastic by hand and shape it.
- The surface is finished to suit the stone or brick.
Before we arrive
- Try not to wet indoor joints just before the visit
- Mention any leaks or damp you’ve noticed
- Let us know about earlier repairs to the joints
Get a quote
Quotes start with a quick conversation. Tell us what’s wrong, where it is and how much there is, and we will explain how we’d tackle it. Whenever you’re ready, send an email to info@mrmastic.co.uk.