Greater London · England
Chinatown Sand Mastic
Sand mastic for Chinatown and the surrounding area: the right sealant, proper preparation and a neat finish. Call for a quick quote.
- Gaps where the frame meets the masonry
- Draughts and rain around sash boxes
- Cracked mastic round a front door frame
How to look after the new joints
Aftercare is simple, and it makes a real difference:
- Ask us before painting near the mastic
- Clear gutters so water does not pour onto the windows
- Have rotten timber repaired before new mastic goes in
- Renew mastic before redecorating the windows
Check the mastic when you check the paintwork. Catching cracks early keeps repairs small.
It’s best to renew mastic before painting the windows. Painting over failed mastic hides the problem for a while.
Sand mastic in Chinatown, done properly
Our applicators renew the sand mastic around sash and case windows and doors in stone and brick. Out comes the old, loose mastic, the joint is prepared and new mastic is shaped by hand. We work on sash and case windows, timber door frames and tenement windows, and common reasons people get in touch are mastic dropping out of the joint and silicone on a period window that looks wrong.
Many London homes are flats, with windows high above the street. Who looks after the outside of the frames can depend on the lease, so check that first.
There’s a 12-month guarantee on every job, large or small.
- Place
- Chinatown (W1F, W1D, W1T)
- Wider area
- Greater London
- Cover
- A year, on every job
- Price
- A clear quote up front
- Call
- 0345 464 0079
- Page updated
- 26 October 2026
What we can’t put right
It helps to know what we cannot do:
- Rotten sashes, sills or window boxes (a joiner’s job)
- Putty and glazing repairs
- Damaged stone surrounds
Not sure which it is? You can phone 0345 464 0079 or drop us an email and we’ll tell you honestly before booking.
Where we work in Chinatown
- Period & listed homes
- Stone surrounds
- Timber door frames
- Sash and case windows
- Brick reveals
- Tenement windows
What sand mastic looks like in Chinatown
In London conversions and blocks, the lease decides who is responsible for the frames, so check that before booking. London and the South East are among the drier parts of the UK, though outdoor sealant still has to go onto a dry joint, so the forecast decides the day.
Chinatown is in London, so parking needs planning: tell us about permits, visitor bays or off-street space when you book. If you look after a building such as Soho Parish CofE Primary School, the mastic around its windows and doors needs looking after like any other building’s.
Chinatown is about 1 mile east of City of Westminster, in Greater London. Whether you are in the middle of Chinatown or further out, sand mastic is available for homes and businesses alike. Across Greater London, we cover 764 places, and Chinatown is one of them.
Our applicators cover all of W1F, W1D and W1T for sand mastic and the streets around it. You’ll find streets such as Duck Lane, Drury Lane and Bruton Lane, and we cover them all. With the A4 and A301 close by, Chinatown is simple for us to get to for sand mastic. We also cover Soho (1 mile north), St James's (1 mile south), West End (1 mile north-east), Seven Dials (1 mile north-east) and St Giles (1 mile north-east). Larger places within reach include Kensington (3 miles west), Shoreditch (3 miles north-east), Walthamstow (7 miles north-east), Hoxton (3 miles north-east), Whitechapel (3 miles east) and Hampstead (4 miles north-west).
Near you in Chinatown
In Chinatown, that means homes and buildings near LITE Regal International School, London Library and Waxy O'Connor's pub. You’ll also find St Anne's Churchyard (under half a mile north-west) and Harris Westminster Sixth Form (0.8 miles south). Chinatown has its own railway station: Tottenham Court Road station. Nearby you will also find Leverian collection (less than half a mile south-east) and Montfichet's Tower (1.3 miles east). For a walk, there’s Barnsbury Wood and St. James's Park Lake.
Quotes for sand mastic in Chinatown
Some jobs are bigger than they look, and some smaller. What affects the quote:
- Access and height
- The number of rooms or windows
- Which sealant suits the joint
- Any working-time requirements on site
We don’t show prices on the website, because the cost depends so much on the job itself. Call for a quick quote and we’ll talk you through it.
Helping us quote
There’s no need for technical detail. Just tell us:
- Whether it’s a home or a business
- How many joints, rooms or windows are involved
- The address or postcode of the job
- What the problem is, such as mould, gaps, leaks or cracking
Need a quote? Please phone 0345 464 0079 or drop us an email and tell us about the job. You will know what we plan to do, and what it will cost, before any work begins.
Towns and villages near Chinatown
Also in Chinatown
Do you need sand mastic in Chinatown?
Water gets into small cracks in the mastic and pushes it out. Exposed elevations generally fail first.
Any of these means the joints need attention:
- Mastic dropping out of the joint
- Gaps where the frame meets the masonry
- Draughts and rain around sash boxes
- Cracked mastic round a front door frame
For an older house near a landmark such as St Anne's Church, frames set in older brick or stone need a sealant that suits the wall as well as the frame.
Comparing quotes
- How the colour is chosen
- Whether all the old sealant comes out first
- Whether VAT is included
- What happens if they find a problem under the old sealant
The process
There’s no need to move everything out before we come, only the area right around the joints. Everything nearby is protected, and the work takes anything from a few hours to a full day, depending on how many windows in most cases. For a job in Chinatown, parking and access are the things to plan: let us know about parking, the floor we will be working on and any lift or shared entrance.
- First, we look at the surrounds with you and agree what needs doing.
- Old, loose mastic is raked out and the joint cleaned.
- Large voids are packed out first, so the mastic is not too thick.
- Sand mastic is mixed and applied by hand, then shaped to the joint.
- The finish is dressed so it sits neatly against the stone or brick.
Before we arrive
- For indoor joints, keep the area dry beforehand if you can
- Let us know about stairs, lifts or work at height
- Clear items away from the joints we’re working on
Get a quote
Getting a quote is simple: tell us what needs doing and where and its rough size. A few photos by email make the job easier to understand, and we will come back to you with a quote.
Related advice
Landlords, agents and businesses in Chinatown
We also work for businesses, from offices to washrooms and kitchens. On commercial sites, working times can be discussed when we quote.
In hotels, rooms out of use cost money, so the work can be planned room by room. Hotel work is part of what we do, alongside homes and businesses.
Questions from Chinatown
Do you work for landlords with property near Tottenham Court Road station?
Yes. We work for landlords and agents as well as homeowners. Just call 0345 464 0079 or email us with the address and what needs doing, and we’ll send you a clear quote.
Can parking be tricky for a visit in Chinatown?
Parking in Chinatown, as in most of London, takes a little planning: a visitor permit or a nearby bay makes the day run more smoothly, so mention what’s available when you book.
Is there any odour?
There can be a smell while the sealant cures, which fades as it sets. Ventilation helps.
Where do you work from?
Our base is in Crawley, West Sussex, and we cover South East England, London and all of Scotland.
Can new sealant go over the old?
No. The old sealant always comes out first, so the new sealant bonds properly.
Can you replace silicone on a period window with sand mastic?
Yes, it’s a common request. All the old silicone is removed first so the mastic beds in well.
Should I check with the council before work on a listed or conservation-area home?
Yes, it’s worth checking. Ask your local planning authority whether consent is needed for listed or conservation-area properties.
How long does the job take?
As a guide, most jobs take anything from a few hours to a full day, depending on how many windows. Larger jobs naturally take longer.
Different surfaces, different methods
Period and listed homes
Sand mastic is the like-for-like choice for many period homes. If your home is listed, ask your local planning authority about consent.
Sash and case windows
Most of our sand mastic work is on sash windows. We renew the mastic round each box.