Dundee · Scotland
Sand mastic for sash & case windows in Charleston, Dundee
Window and door surrounds in Charleston need attention? We remove the old material, prepare the joints and seal them properly.
- A silicone bead on a sash window that spoils the look
- Mastic worn away on windows facing the weather
- Mastic dropping out of the joint
How we handle sand mastic in Charleston
Sand mastic is the traditional way to point the gap between a timber window frame and the stone or brick around it. It’s made from sand and a linseed-oil-based binder and built up by hand. On period homes, it looks right where silicone wouldn’t. We work on sash and case windows, brick reveals and period & listed homes, and the jobs we see most are gaps where the frame meets the masonry and old sand mastic that has cracked, crumbled or fallen out.
Older stone-built tenements in Scotland’s cities were built with sash and case windows, though many have since been replaced. In Charleston, as anywhere, the mastic between frame and wall is what stops draughts and rain getting in.
You are covered for a year from the day we finish. If there’s a problem with it, please send an email to info@mrmastic.co.uk.
- Where
- Charleston (DD2)
- Wider area
- Dundee
- Guarantee
- 12 months on all our work
- Quote
- A clear quote up front
- info@mrmastic.co.uk
- Updated
- 26 October 2026
Landlords, agents and businesses in Charleston
Hotels need rooms back in use, so the work can be planned room by room. Hotel work is part of what we do, alongside homes and businesses.
Businesses can book us for washrooms, kitchens, offices and more. On commercial sites, working times can be discussed when we quote.
How to look after the new joints
Looking after new joints is easy, and it makes a real difference:
- Leave the new mastic unpainted
- Renew mastic before redecorating the windows
- Ask a joiner to look at soft timber first
- Ask the planning authority about consent for listed or conservation-area homes
Leave the new mastic alone while it firms up. It forms a skin fairly soon but needs longer to fully harden.
Crumbling mastic lets rain into the joint. It can soak into the frame and the surrounding masonry, so renewing it early is worth it.
Common questions in Charleston
How is work on the outside of a tenement in Charleston normally arranged?
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.
Do you work for landlords with property near Invergowrie station?
Yes, landlords and agents are among the people we work for. Just send an email to info@mrmastic.co.uk with the address and what needs doing, and we will give you a clear price.
Can you replace silicone on a period window with sand mastic?
In most cases. The silicone is cut out and the joint cleaned, then point it with sand mastic.
Where is Mr Mastic based?
We’re a Crawley-based firm, with over 20 years’ experience. Our area covers South East England, London and Scotland.
Can new sealant go over the old?
No. The old sealant always comes out first, so the new sealant bonds properly.
Is the work guaranteed?
Our 12-month guarantee covers every job.
Can you quote for more than one area?
Yes. Tell us about everything you’d like done and you’ll get one quote.
Are you an approved applicator?
Yes. We hold ARBOMaster approved applicator status.
How we quote for sand mastic
There’s no set price list. What we look at:
- Which sealant suits the joint
- The size of the job
- Working hours on commercial sites
- Any mould that needs treating
The cost reflects the work involved, not guesswork. That is why we ask a few questions first and give you a clear price before work begins.
What we need to know
There’s no need for technical detail. It helps if you can tell us:
- Whether it has been sealed before
- What the problem is, such as mould, gaps, leaks or cracking
- Photos by email, if that is easy
- Roughly how big the job is
There’s no standard price list, as no two jobs are quite the same. Instead, we give you a clear price for your job. To get started, email us at info@mrmastic.co.uk.
Should I try it myself first?
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 does not work out, we can still put it right.
The biggest DIY mistake is sealing over old sealant. Silicone does not stick to old silicone, so it peels away and traps moisture behind it. Everything old must be removed first.
What sand mastic looks like in Charleston
Charleston is close to the coast, where wind-driven rain is a fact of life and, nearer the shore, so is salt air. That’s hard on the mastic around older windows and doors, especially on the side facing the sea. Private landlords in Scotland must meet the Repairing Standard, which includes keeping a home wind and watertight, and failed outside joints work against that.
Letting a property close to Invergowrie station? Then any sash windows need sound mastic to keep draughts and rain out. Homes close to Lochee Baptist Church include some older properties, and frames set in older brick or stone need a sealant that suits the wall as well as the frame.
Charleston is about 2 miles west of Dundee, in Dundee. For sand mastic in and around Charleston, it’s easy to get a quote: please send an email to info@mrmastic.co.uk. We’re based in Crawley and cover Dundee, Charleston included. 50 places in Dundee are on our list, from the larger towns to small villages.
We cover every part of DD2 for sand mastic. Streets in the area include Liff Road, South Road and Dunholm Road, all of which we cover. Neighbouring places we cover for sand mastic include Menzieshill (1 mile south), Dryburgh (1 mile north-east), Ninewells (1 mile south), Gowrie Park (1 mile south-west) and Camperdown (1 mile north). Within a short drive, we also cover Broughty Ferry (7 miles east), Stobswell (3 miles east), Monifieth (8 miles east), Barnhill (7 miles east), Pitkerro (4 miles east) and Whitfield (4 miles east).
Local landmarks in Charleston
Locally, jobs take us to homes and businesses close to Cox Branch Library and Balgay Hill, among other places. For rail, the closest station is Invergowrie station, roughly 1.4 miles south-west. A little further out are Overgate Centre (2.6 miles east) and Dudhope Castle (2.1 miles east). Open spaces near Charleston include Balgay Hill and Piperdam Loch.
What we are called out for in Charleston
Shallow joints are a common cause. Mastic that’s too thin cracks and drops out, which is why we pack deep voids first and get the depth right.
People normally contact us when they notice one of these:
- Silicone on a period window that looks wrong
- Window mastic to renew ahead of painting
- Weathered mastic on the most exposed windows
- Open joints round the window box
If you look after a building such as Menzieshill High School, the mastic around its windows and doors needs looking after like any other building’s.
Before you book anyone
- Whether they seal over old material or remove it
- Are they insured?
- Who turns up on the day
- How the surfaces are prepared before sealing
Nearby places to Charleston
What else we do in Charleston
The process
We bring everything the job needs with us, so you don’t need to buy or prepare anything. After a quick look at the joints together, the area is protected and the work begins. Most jobs take a few hours for a single window, longer for several. Parking in city streets around Charleston can be tight or controlled, so it helps to know about permits or nearby bays. For flats, mention the door entry system and any shared-stair arrangements.
- We check the window surrounds and agree which joints need renewing.
- Old, loose mastic is raked out and the joint cleaned.
- Large voids are packed out first, so the mastic isn’t too thick.
- The mastic is mixed, pressed into the joint by hand and shaped.
- The finish is dressed so it sits neatly against the stone or brick.
How to prepare
- Tell us about any previous sealing or DIY attempts
- Clear items away from the joints we’re working on
- Tell us about access, such as stairs, a lift or high-level 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’ll talk you through what we’d do. When it suits you, send an email to info@mrmastic.co.uk.
Advice
What the job involves on each surface
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.
Period and listed homes
On a listed home or in a conservation area, the right material matters. Like-for-like sand mastic is usually favoured.