Oxfordshire · England
Sand mastic for sash & case windows in Clifton, Oxfordshire
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for homes and businesses in Clifton and across Oxfordshire. ARBOMaster approved applicators, fully insured, with a 12-month guarantee.
- Open joints round the window box
- Window mastic to renew ahead of painting
- Silicone on a period window that looks wrong
Sand mastic for homes and businesses in Clifton
Our applicators renew the sand mastic around sash and case windows and doors set in stone or 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, brick reveals and timber door frames, and people most often call us about window mastic to renew ahead of painting and old cement repairs round a window that have failed.
Outdoor sealant needs dry, clean surfaces, so work on frames around Clifton is planned for dry weather. Tell us about access to every side of the house, including upper-floor windows.
We stand behind the work with a one-year guarantee, so you are covered after we’ve gone.
- Location
- Clifton (OX15)
- Wider area
- Oxfordshire
- Guarantee
- A year, on every job
- Price
- Quoted before any work starts
- Call
- 0345 464 0079
- Updated
- 26 October 2026
DIY versus a professional finish
Sealing over old silicone is the commonest DIY error. Silicone doesn’t stick to old silicone, so it peels away and traps moisture behind it. Everything old must be removed first.
Not every job suits DIY: work at height, external movement joints, fire-rated sealant and large areas call for the right materials, safe access and experience.
Keeping the joints in good condition
Aftercare is simple, and it makes a real difference:
- Keep sills and gutters clear so water drains away
- Have rotten timber repaired before new mastic goes in
- Look over the window mastic once a year
- Avoid heavy scraping on the mastic joint
Avoid painting over the new mastic, which is the traditional advice. Ask us before any decorating around it.
An open joint round the box lets weather through. The longer it’s left, the more the joint opens.
Why it’s worth doing now in Clifton
Silicone might seem the quicker option, but it can look wrong on a period surround. Sand mastic suits the building and blends with the stone or brick. Older cottages and farmhouses around Clifton can have timber floors and frames, and water through a failed joint can rot timber if it’s left.
No two jobs are quite the same, so each one gets its own quote. Size, access and the product the joint needs all make a difference, and we will explain the quote if you ask.
What you get with us
- Every job guaranteed for a year
- Homes, businesses and hotels
- An ARBOMaster approved applicator
- Over 20 years’ experience
What we cannot put right
It helps to know what we can’t do:
- Decisions on consent for listed homes
- Sashes that rattle, stick or will not open
- Decayed frames that need repair
If in doubt, ring 0345 464 0079 or send us an email and we’ll say what we think.
What we seal
- Sash and case windows
- Tenement windows
- Brick reveals
- Stone surrounds
- Timber door frames
- Period & listed homes
Clifton homes and the weather
The South East is one of the drier parts of the UK, but outside sealant still needs a dry, clean surface, so outdoor work is planned around the forecast.
Letting a property close to Kings Sutton station? Then older sash windows in a rental need their mastic kept sound to keep the weather out. In and around Clifton, as anywhere, good sand mastic starts with a clean, dry, properly prepared joint.
Clifton is about 6 miles south-east of Banbury, in Oxfordshire. Anywhere in OX15, our applicators can take on sand mastic. 443 places in Oxfordshire are on our list, from the larger towns to small villages. You can also see our page for Oxford, roughly 16 miles from Clifton.
All of OX15 is within our area for sand mastic, from the main roads to the quietest streets. We cover properties on County View, Tithe Lane and Clifton Road. Neighbouring places we cover for sand mastic include Somerton (2 miles south), Souldern (2 miles east), Fritwell (3 miles south-east) and Upper Heyford (4 miles south). Further out, we also cover Banbury (6 miles north-west), Bicester (8 miles south-east), Kidlington (11 miles south), Bure Park (8 miles south-east), Chipping Norton (11 miles west) and Headington (15 miles south).
What’s near Clifton
We work in homes and buildings around Duke Of Cumberlands Head Public House and the streets around them. Clifton’s nearest station is Kings Sutton station, about 2.7 miles north of the centre. Well-known places in the area include Horton General Hospital (5.3 miles north) and Deddington Castle (1.1 miles west).
Clifton: your questions answered
Do you work for landlords with property near Kings Sutton station?
Yes, we work for letting agents and landlords. You can ring 0345 464 0079 or drop us an email with the address and a few details, and we’ll give you a fixed price before any work starts.
Is Clifton within the area you cover?
Yes, we do. We work across London and the South East, and smaller places are part of that. Longer journeys are simply planned in advance.
Do the sealants smell?
Possibly a little. It fades as the sealant cures, and ventilation helps.
Do you have insurance?
Yes. Mr Mastic is fully insured.
Do you offer different sealant colours?
We help you choose a colour that suits. The choice depends on the product the joint needs.
Do you guarantee sand mastic work?
There’s a 12-month guarantee on every job.
What should I tell you?
The location, the problem and the rough size of the job. If you can, email a few pictures.
Do you do commercial work?
Yes. We can plan bigger jobs in stages to suit the site.
Landlord and commercial work in Clifton
In hotels, rooms out of use cost money, so the work can be planned room by room. We’ve worked in hotels as well as homes and businesses.
If you manage several properties in or around Clifton, jobs at different addresses can be quoted together. Just tell us the addresses and what each one needs, and pictures by email help.
How it works
We bring everything the job needs with us, so there’s nothing for you to buy. After a quick look at the joints together, the area is protected and the work begins. It normally takes a few hours for a single window, longer for several. Somewhere like Clifton 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 start by checking each surround and agreeing the joints to renew.
- We rake out the old mastic and clean the joint.
- Large voids are packed out first, so the mastic is not too thick.
- We mix the sand mastic and apply it by hand, shaping it to the joint.
- The mastic is finished to sit tidily against the stone or brick.
Before we arrive
- Let us know about parking restrictions
- Let us know about earlier repairs to the joints
- Keep children and pets away from the work area
Get a quote
A good description makes for an accurate quote. Tell us where the job is, what’s wrong and how much there is, and email pictures if that’s easy.
Related advice
Nearby places to Clifton
What else we do in Clifton
Surface by surface
Period and listed homes
Many older homes were built with sand mastic round the windows. On listed buildings, check with your planning authority first.
Timber door frames
Round a period front door, sand mastic gives the right look.