Edinburgh · Scotland
Sand mastic for sash & case windows in Bughtlin, Edinburgh
Our applicators work in Bughtlin 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 a 12-month guarantee.
- Crumbling sand mastic round a window
- Mastic round period door frames that has failed
- Mastic worn away on windows facing the weather
Sand mastic in Bughtlin
We renew sand mastic around sash windows and doors in stone and brick. The old mastic is raked out, the joint is prepared and new mastic is shaped by hand. We work on sash and case windows, timber door frames and brick reveals, and people most often call us about cracked mastic round a front door frame and failed mastic on an exposed elevation.
Older stone-built tenements in Scotland’s cities were built with sash and case windows, and plenty still have them. In Bughtlin, as anywhere, the mastic between frame and wall is what stops draughts and rain getting in.
All our work is covered by a 12-month guarantee, wherever you are in Edinburgh.
- Location
- Bughtlin (EH4, EH12)
- Wider area
- Edinburgh
- Guarantee
- 12 months on all our work
- Price
- A clear price before we start
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
Keeping the joints in good condition
After the cure time, these simple habits help:
- Get any rot dealt with first
- Ask us before painting near the mastic
- Go gently near the mastic when preparing windows
- Inspect the joints round the windows every year or so
Leave the new mastic unpainted, which is the traditional advice. If you are redecorating, ask us first.
An open joint round the box lets weather through. The longer it’s left, the more the joint opens.
What sand mastic looks like in Bughtlin
Bughtlin is close to 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. Many older homes in Scotland have sash and case windows, and the joint between the box frame and the stone or render is traditionally pointed with sand mastic.
Rented homes near Edinburgh Gateway station change hands often, and any sash windows need sound mastic to keep draughts and rain out. Schools such as Craigmount High School are buildings too, and the mastic around its windows and doors needs looking after like any other building’s.
Bughtlin is about 4 miles west of Edinburgh, in Edinburgh. We provide sand mastic to householders, landlords and businesses in Bughtlin. 175 places in Edinburgh are on our list.
Our applicators cover all of EH4 and EH12 for sand mastic and the streets around it. If you need sand mastic at a property on Craigs Road, Maybury Road and Pinetum Lane or a nearby road, we can help. We also cover the places around Bughtlin: East Craigs (1 mile south), Cammo (1 mile north-west), Barnton (1 mile north), Braepark (1 mile north) and West Craigs (1 mile south-west). Larger places within reach include Edinburgh (4 miles east), Leith (6 miles east), Bonnington (5 miles east), Greenside (5 miles east), Broughton (5 miles east) and Bellevue (4 miles east).
What’s near Bughtlin
For rail, the closest station is Edinburgh Gateway station, about 1 mile south-west of the centre. Other landmarks nearby include Craigcrook Castle (1.6 miles east) and Corstorphine Hospital (1.6 miles south-east). Open spaces near Bughtlin include Dundas Loch and The New Leaf Co-op.
Nearby places to Bughtlin
Other services in Bughtlin
What sealant work can’t fix
We will always be straight with you, so here’s what sealant can’t fix:
- Masonry that needs repairing
- Sash cords, weights and draught-proofing of the sashes
- Planning or listed building consent (your local planning authority decides)
If you’re not sure, just email us at info@mrmastic.co.uk and we’ll give you a straight answer.
Surfaces we seal
- Sash and case windows
- Brick reveals
- Timber door frames
- Period & listed homes
- Stone surrounds
- Tenement windows
Bughtlin questions
Can you help a landlord with a rental near Edinburgh Gateway station?
Yes, landlords and agents are among the people we work for. You can send an email to info@mrmastic.co.uk with the details for a clear quote.
Does living near the coast affect sand mastic in Bughtlin?
Near the coast, wind-driven rain and, nearer the shore, salt air make outside sealant work harder. The right product, a clean joint and the right depth all help it cope.
What information do you need?
A short description and the location, with photos by email if possible. We will ask anything else we need to know.
Do I need to be at home?
That depends on where the joints are. Inside work needs someone to give us access, and for outside work we’ll agree access with you when we book.
Will the old sealant be removed?
Yes, always, and completely. New sealant won’t bond properly to old, so the joint is cleaned back first.
What does sand mastic cost?
Every job is different, so each one gets its own quote. To get one, send an email to info@mrmastic.co.uk with a short description of the job.
Is it OK to seal over old sealant?
No. We remove every bit of old sealant first, so the new sealant bonds properly.
What guarantee comes with the work?
All our work has a 12-month guarantee, and we’re fully insured.
Why it’s worth doing now in Bughtlin
Not every filler suits an old window surround. Sand mastic matches what was there and that can be important for listed homes. In a tenement flat in Bughtlin, 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.
The cost reflects the work involved, not guesswork. That’s why we ask about the job first and agree the price before starting.
Why Bughtlin customers choose us
- We leave the area clean and tidy
- Anti-fungal sanitary silicone in wet areas
- More than 20 years in sealant work
- Old sealant always removed completely
Read what affects the cost or our reviews.
What we’re called out for in Bughtlin
Scraping and sanding before painting can loosen old mastic. Many people find it crumbling when they prepare the windows.
Look out for any of the following:
- Mastic that needs renewing before redecorating
- Gaps where the frame meets the masonry
- Weathered mastic on the most exposed windows
- Gaps round a timber door in stone or brick
Historic houses such as Caroline Park, about 3.2 miles north-east, show how far back building around Bughtlin goes, and older homes nearby need a sealant that suits their walls.
Comparing quotes
- Which colour the sealant will be
- Are they insured?
- What the cure time is
- What preparation is included
What we do, step by step
There’s no need to move everything out before we come, just the space around the work. We protect the rest, and the job takes a few hours for a single window, longer for several for a typical job. In a city area like Bughtlin, 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.
- Old mastic and any loose material are raked out.
- 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
- Let us know about earlier repairs to the joints
- Keep children and pets away from the work area
- For business premises, tell us about site rules or sign-in
Ask for 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.
Read more
How the job changes by surface
Brick reveals
Brick reveals round timber windows are often pointed with sand mastic. It gives a traditional finish.
Sash and case windows
A sash window’s box frame sits in the masonry opening. The gap round it is pointed with sand mastic.
For landlords and businesses
Landlords and letting agents in Bughtlin can book us as well as householders. Sealant work between tenants is a simple way to keep a property in good order before the next move-in.
For anyone letting property in or around Bughtlin, several properties can be quoted together. Send us the addresses and the work at each.