East Sussex · England
Butcher's Cross Sand Mastic
Our applicators work in Butcher's Cross on traditional burnt sand mastic around sash and case windows and doors in stone and brick. Old sealant removed completely, joints prepared properly and a 12-month guarantee.
- Tired mastic found when preparing windows for paint
- Cracked mastic round a front door frame
- Failed mastic on an exposed elevation
How the visit works
We work through the job in order: protect, prepare, seal, tidy. Typically it takes a few hours for a single window, longer for several and we leave things clean and tidy. Somewhere like Butcher's Cross needs a little journey planning: let us know about lanes, gates and parking. We bring what the job needs, so it can be finished in one trip where possible.
- 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.
- The finish is dressed neatly.
How to prepare
- Clear items away from the joints we’re working on
- Tell us about access, such as stairs, a lift or high-level joints
- For indoor joints, keep the area dry beforehand if you can
Getting a quote
To get a quote, phone 0345 464 0079 or send us an email and tell us where the job is and what the problem looks like. You’ll have a clear quote before work begins.
Related advice
Sand mastic in Butcher's Cross
Old sand mastic cracks, crumbles and falls out over time, leaving gaps round the window. We rake it out and renew it so the surround looks right again. We work on brick reveals, timber door frames and stone surrounds, and the jobs we see most are mastic round period door frames that has failed and tired mastic found when preparing windows for paint.
In a village or hamlet like Butcher's Cross, older cottages and farmhouses often have timber windows set in stone or brick. Not every older frame suits a modern silicone bead, and sometimes a traditional sand mastic is the better choice.
Every job comes with our 12-month guarantee, wherever you are in East Sussex.
- Location
- Butcher's Cross (TN20)
- Wider area
- East Sussex
- Cover
- A year, on every job
- Price
- A clear price before we start
- Telephone
- 0345 464 0079
- Page updated
- 26 October 2026
Towns and villages near Butcher's Cross
What else we do in Butcher's Cross
When something else is needed
We’ll always be straight with you, so here’s what new sealant won’t do:
- Damaged stone surrounds
- Sash cords, weights and draught-proofing of the sashes
- Cracked or broken glass
If in doubt, call 0345 464 0079 or send us an email and we’ll say what we think before booking.
Where we work in Butcher's Cross
- Tenement windows
- Brick reveals
- Timber door frames
- Period & listed homes
- Sash and case windows
- Stone surrounds
Butcher's Cross questions
Do you cover Butcher's Cross for sand mastic?
Yes, Butcher's Cross is within the area we cover. Our work covers London and the South East. Just ring 0345 464 0079 or email us with a few details of the job.
Will you come out to Butcher's Cross?
Yes, Butcher's Cross is covered. We work across London and the South East, from towns to the smallest places. Longer journeys are simply planned in advance.
Can you seal over the old sealant?
No, and we never do. It can look neat for a few weeks, but the new layer lifts away from the old one. The old sealant has to come out completely.
Do I need permission for sand mastic on a listed building?
Check with your local planning authority. They decide whether consent is needed for work to your windows.
Where do you work from?
Our base is in Crawley, West Sussex, and we cover South East England, London and all of Scotland.
What exactly is sand mastic?
Sand plus a binder based on linseed oil. It’s built up in the joint by hand and finished to sit neatly against the masonry.
What do you need from me for a quote?
The location, the problem and the rough size of the job. Photos by email help too.
Is it possible to take out silicone and use sand mastic instead?
Yes, we do this often. The old silicone has to come out completely so the mastic can sit properly.
Quotes for sand mastic in Butcher's Cross
You will get a clear quote before any work starts. It takes into account:
- How much old sealant there is and how hard it is to remove
- The size of the job
- Whether there’s mould to deal with
- How many rooms, windows or areas are involved
We don’t show prices on the website, because each job is priced on what it involves. For a quick quote, please phone 0345 464 0079 or send us an email and we will talk you through it.
Asking for a quote
The more you tell us, the more accurate the quote. When you get in contact, it helps to mention:
- What the problem is, such as mould, gaps, leaks or cracking
- Where the property is
- Whether it has been sealed before
- The type of property
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.
Do you need sand mastic in Butcher's Cross?
Water gets into small cracks in the mastic and pushes it out. Windows facing the weather tend to go first.
Look out for these signs:
- Gaps between timber frames and stone or brick
- Modern sealant on a period surround
- Crumbling sand mastic round a window
- Mastic round period door frames that has failed
For landlords with property near Crowborough station, any sash windows need sound mastic to keep draughts and rain out.
What to look for in a quote
- What product goes in the joint
- How the surfaces are prepared before sealing
- The length of the guarantee
- Whether all the old sealant comes out first
Why act early in Butcher's Cross
Before painting the windows, it pays to renew the mastic. Painting over failed mastic doesn’t seal it and traditional guidance is to leave the new mastic unpainted. Older cottages and farmhouses around Butcher's Cross can have timber floors and frames, where water from a failed joint can cause rot if it’s left.
Some things make a job bigger or smaller: the old material and how easily it comes out, any mould to treat, and whether the work is at height. We take all of that into account in your quote.
Why book with us
- 20+ years of sealant experience
- Approved under the ARBOMaster scheme
- Tidy, careful work
- Anti-fungal sanitary silicone in wet areas
Take a look at what affects the cost or customer reviews.
Surface by surface
Stone surrounds
The stone is treated with care when the old mastic comes out.
Timber door frames
A neat sand mastic joint round a front door suits a period home.
Looking after it afterwards
How long the joints last depends on use and care. We suggest:
- Go gently near the mastic when preparing windows
- Sort the mastic before the decorators arrive
- Ask a joiner to look at soft timber first
- Keep modern sealant off the mastic
Leave the new mastic unpainted, as traditional guidance advises. If you are redecorating, ask us first.
Small cracks are a sign the mastic is ageing. It’s easier to renew it before it drops out.
Sand mastic in Butcher's Cross: local notes
Compared with the north and west, the South East gets less rain, though outdoor sealant still has to go onto a dry joint, so the forecast decides the day.
Schools such as Skippers Hill Manor School are buildings too, and larger buildings have plenty of frames, and the mastic around each one ages. For an older house near a landmark such as Church of the Good Shepherd, replacement windows fitted into old openings often leave uneven gaps that need backing and a flexible joint.
Butcher's Cross is about 4 miles south-east of Crowborough, in East Sussex. Across the TN20 area, we cover sand mastic for homes and businesses. We cover 289 towns and villages across East Sussex, large and small. We also work in Crawley, around 19 miles away.
Postcode districts we cover here for sand mastic: TN20. Neighbouring places we cover for sand mastic include Skippers Hill (1 mile south-west), Five Ashes (1 mile south), Woolbridge (1 mile north-east), Wellbrook (1 mile east) and Mayfield (2 miles north-east). Further out, we also cover Bexhill-on-Sea (15 miles south-east), Lewes (13 miles south-west), Hailsham (10 miles south), Crowborough (4 miles north-west), Uckfield (6 miles south-west) and Polegate (13 miles south).
Near you in Butcher's Cross
In Butcher's Cross, that means homes and buildings near Five Ashes CofE Primary School and The Five Ashes Inn, among other places. Butcher's Cross’s nearest station is Crowborough station, roughly 3 miles north-west of the centre. Other landmarks nearby include Tickerage Castle (4.1 miles south-west) and Crowborough War Memorial Hospital (4.1 miles north-west). Open spaces near Butcher's Cross include Selwyns Wood.