Edinburgh · Scotland
Sand Mastic in Burdiehouse
Problem with your window and door surrounds in Burdiehouse? We remove the old material, prepare the joints and seal them properly.
- Gaps round a timber door in stone or brick
- Cement or filler used on old window joints that has cracked
- Weathered mastic on the most exposed windows
DIY sealant or a professional job?
If you do try it yourself, take your time over the preparation: remove every trace of old sealant, clean and dry the joint, and follow the product’s cure time. If it fails, we can still redo it.
Some sealant jobs are within reach of a careful DIYer, like a short, easy-to-reach joint indoors. The common mistakes are sealing over old sealant, sealing a damp joint and using far too much.
Sand mastic for homes and businesses in Burdiehouse
If your home is listed or in a conservation area, check with your local planning authority whether consent is needed for work to windows. Like-for-like sand mastic is often the preferred finish. We work on timber door frames, brick reveals and period & listed homes, and people most often call us about modern sealant on a period surround and window mastic to renew ahead of painting.
Older stone-built tenements in Scotland’s cities were built with sash and case windows, though many have since been replaced. Whether you’re in a tenement flat or a house in Burdiehouse, the joint between frame and wall is what keeps the weather out.
All of our work is guaranteed for twelve months, and the guarantee is the same wherever you are.
- Location
- Burdiehouse (EH17, EH16, EH20)
- Wider area
- Edinburgh
- Guarantee
- 12 months on all our work
- Quotes
- Quoted before any work starts
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
What we do, step by step
Most of a good job is in the preparation, and we don’t rush it. Joints are cleaned back and dried before anything new goes in. All told, the work takes anything from a few hours to a full day, depending on how many windows. Inside a flat in Burdiehouse, the job is planned with you; outside, shared parts may need the factor or other owners involved. It helps to know which it is when you get in touch.
- 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.
- The sand mastic is mixed and pressed into the joint by hand.
- The surface is finished to suit the stone or brick.
Preparing for the visit
- Tell us about any water getting in
- Mention any parking rules near the property
- Mention if the joints have been sealed before
Getting a quote
For a quick quote, get us on the phone, or send an email if you’d rather. Tell us about the joints that need doing and we will talk you through the work and give you a clear price.
Read more
Surface by surface
Brick reveals
Brick reveals round timber windows are often pointed with sand mastic. It gives a traditional finish.
Sash and case windows
The box of a sash and case window sits in the stone or brick opening. The gap round it is pointed with sand mastic.
What happens if it’s left?
Cement-based fillers and modern sealants don’t always suit a period surround. Sand mastic matches what was there and that can be important for listed homes. Wind-driven rain gets into any failed joint on the outside of a city building, and in Burdiehouse, damp can spread through stone and plaster before anyone sees it.
Rather than a set price list, we price the job in front of us: how many joints, what’s in them now and how we reach them. The price is agreed before we begin.
What you get with us
- Every job guaranteed for a year
- Sanitary silicone with an anti-fungal additive in wet areas
- 180+ five-star Google reviews
- Quality sealants from Arbo and Everbuild
Read what affects the cost or what customers say.
Other services in Burdiehouse
Do you need sand mastic in Burdiehouse?
Some old mastic was never deep enough. A thin layer doesn’t hold well, which is why we pack deep voids first and get the depth right.
Keep an eye out for any of the following:
- Window mastic to renew ahead of painting
- Wind and rain getting in round a sash window
- Gaps round a timber door in stone or brick
- Cement or filler used on old window joints that has cracked
Melville Castle, about 2.1 miles east, is one of the historic houses in the wider area around Burdiehouse.
Questions to ask before booking
- What preparation is included
- Whether the sealant suits the joint
- What the cure time is
- What happens if the job turns out different
Burdiehouse homes and the weather
Private landlords in Scotland must meet the Repairing Standard, which includes keeping a home wind and watertight, and failed outside joints work against that. The Tenements (Scotland) Act 2004 sets out how owners share the upkeep of common parts like the roof and outside walls, and many buildings use a factor to arrange it. Windows usually belong to the flat, but the title deeds have the final say.
Rented homes near Shawfair station change hands often, and cracked sand mastic around sash windows lets in the draughts tenants complain about. Managing a site like Gracemount High School? Then larger buildings have plenty of frames, and the mastic around each one ages.
Burdiehouse is about 4 miles south-east of Edinburgh, in Edinburgh. Wherever you are in the EH17 postcode area, we cover sand mastic for homes and businesses. Our area takes in 175 places across Edinburgh, from the larger towns to small villages.
Our applicators cover all of EH17, EH16 and EH20 for sand mastic. Sand mastic is available to properties on Tor Lane, Shale Road and Mansion Lane and the roads around them. We also cover the places around Burdiehouse: Loanhead (1 mile south), Old Pentland (1 mile south-west), Hillend (2 miles south-west), Lasswade (2 miles south-east) and Bilston (2 miles south-west). Larger places within reach include Edinburgh (4 miles north-west), Leith (6 miles north), Bonnington (5 miles north), Greenside (4 miles north), Broughton (4 miles north) and Bellevue (5 miles north).
Around Burdiehouse
Locally, jobs take us to homes and businesses close to Drum Park and Liberton Parish Church. Burdiehouse’s nearest station is Shawfair station, roughly 3 miles north-east of the centre. Other landmarks nearby include Liberton Hospital (0.8 miles north) and Craigmillar Castle (2.1 miles north). Open spaces near Burdiehouse include Blackford Hill and The New Leaf Co-op.
When it is not the sealant
Some problems need a builder, plumber or other trade rather than us:
- Planning or listed building consent (your local planning authority decides)
- Sashes that need overhauling
- Masonry that needs repairing
Not sure which it is? You can email us at info@mrmastic.co.uk and we will tell you honestly.
What we seal
- Period & listed homes
- Timber door frames
- Tenement windows
- Sash and case windows
- Brick reveals
- Stone surrounds
Keeping the joints in good condition
A little care helps the new joints last. Our advice:
- Ask the planning authority about consent for listed or conservation-area homes
- Avoid patching sand mastic with silicone
- Look over the window mastic once a year
- Ask a joiner to look at soft timber first
Avoid painting over the new mastic, as traditional guidance advises. Ask us before any decorating around it.
Small cracks are a sign the mastic is ageing. It’s easier to renew it before it drops out.
Burdiehouse: your questions answered
I let a flat near Shawfair station. Can you help?
Yes, rental work is part of what we do. Just email us at info@mrmastic.co.uk and tell us about the property, and we will send you a clear quote.
Who arranges sealant work on the shared parts of a tenement in Burdiehouse?
Most tenements arrange shared repairs through the owners or a property factor. The Tenements (Scotland) Act 2004 covers the common parts where the deeds don’t, and we can quote for the factor or the owners directly.
Can I choose the sealant colour?
We’ll suggest a colour to suit the surroundings, from white and clear to greys and other shades. The product needed can limit the range.
Are you fully insured?
Yes. We’re fully insured, and we can confirm the details when we quote.
What does sand mastic cost?
Size, access and the old material all affect the cost. Ask us for a quote.
How long does sand mastic take to harden?
Not straight away. It skins first and hardens fully later and we’ll give you an idea for your job.
Do you cover Burdiehouse?
We do. Burdiehouse is part of the area we cover, and the service is the same as everywhere else.
Can sand mastic be painted?
Sand mastic is normally left unpainted, which is what traditional guidance recommends. Talk to us before any painting near it.