West Sussex · England
Crabtree Sand Mastic
Sand mastic in Crabtree from a team with over 20 years’ experience. Rated 4.9 on Google from 180+ five-star reviews.
- Tired mastic found when preparing windows for paint
- Draughty sash windows at the surround
- Modern sealant on a period surround
Sand mastic for homes and businesses in Crabtree
Burnt sand mastic is a traditional material that sits naturally against stone and brick. It suits period and listed homes where a modern sealant bead would stand out. We work on brick reveals, stone surrounds and timber door frames, and common reasons people get in touch are gaps between timber frames and stone or brick and mastic dropping out of the joint.
Homes in small places like Crabtree often stand in the open, with little to shelter their windows from wind and rain. Exposed frames and sills lose their mastic sooner than sheltered ones.
Our work is backed for twelve months.
- Place
- Crabtree (RH13)
- Wider area
- West Sussex
- Guarantee
- 12 months on all our work
- Price
- A clear quote up front
- Phone
- 0345 464 0079
- Page updated
- 26 October 2026
How the visit works
On the day, we start by going over the job with you, so there are no surprises. We protect the surfaces around the joints before we start. The work generally takes anything from a few hours to a full day, depending on how many windows. Somewhere like Crabtree needs a little journey planning: let us know about lanes, gates and parking. Everything for the job comes with us, so a second trip is avoided where possible.
- First we agree which joints need doing.
- We remove the old, loose mastic.
- Deep gaps are packed so the mastic sits at the right depth.
- We apply the mastic by hand and shape it.
- The surface is finished to suit the stone or brick.
Preparing for the visit
- On commercial sites, let us know about site rules
- Tell us about any previous sealing or DIY attempts
- Keep pets and children clear of the area while we work
How to get a quote
For sand mastic in Crabtree, phone 0345 464 0079 or send us an email. Tell us what the problem is and where, and we’ll agree the price before any work begins.
Read more
When something else is needed
It helps to know what we cannot do:
- Cracked or broken glass
- Whether work needs listed building consent
- Rotten sashes, sills or window boxes (a joiner’s job)
If in doubt, phone 0345 464 0079 or drop us an email and we will say what we think.
Where we work in Crabtree
- Stone surrounds
- Period & listed homes
- Brick reveals
- Sash and case windows
- Timber door frames
- Tenement windows
Aftercare tips
After the cure time, these simple habits help:
- Take care around the mastic when scraping paint
- Ask us before painting near the mastic
- Check the mastic when you check the paintwork
- Find out about consent before window work on a listed home
Do not touch or press the mastic while it hardens. It skins over quickly but needs longer to fully harden.
It’s best to renew mastic before painting the windows. Paint over cracked mastic only covers it up.
What the job involves on each 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.
Sash and case windows
A sash window’s box frame sits in the masonry opening. The gap round it is pointed with sand mastic.
DIY sealant or a professional job?
What a professional job adds is preparation and the right product. We take joints back to clean, dry surfaces, and the sealant is matched to the joint and its conditions, and the work is guaranteed for a year.
If you’ve already had a go yourself, that is fine. We remove it and do the joint properly, so just mention it when you contact us.
Frames and glazing around Crabtree
With historic houses such as Tyes Place (about 4.3 miles north-east) nearby, there’s older building stock in the area around Crabtree as well as newer homes. In older buildings, older frames set in brick or stone need a sealant that suits them, and sometimes that’s traditional sand mastic. Compared with the north and west, the South East gets less rain, yet outdoor joints still have to be sealed dry, so jobs are booked with the weather in mind.
Homes close to Old Church House the Glebe include some older properties, and replacement windows fitted into old openings often leave uneven gaps that need backing and a flexible joint. Schools such as Newells Preparatory School are buildings too, and larger buildings have plenty of frames, and the mastic around each one ages.
Crabtree is about 5 miles south-east of Horsham, in West Sussex. Whether you’re in the middle of Crabtree or further out, we cover sand mastic for every kind of property, from flats and houses to offices and hotels. Crabtree is one of 371 towns and villages in West Sussex where we work for sand mastic. Our Crawley page covers work nearby (7 miles or so).
Our applicators cover all of the RH13 postcode area for sand mastic. Streets in the area include Mill Lane, Peppersgate and Long Hill, all of which we cover. We also cover Lower Beeding (1 mile north), Colwood (1 mile south-east), Monk's Gate (2 miles north-west), Plummers Plain (2 miles north-east) and Mannings Heath (2 miles north-west). Further out, we also cover Crawley (7 miles north-east), Horsham (5 miles north-west), Worthing (14 miles south-west), Haywards Heath (7 miles east), Burgess Hill (7 miles south-east) and East Grinstead (13 miles north-east).
Around Crabtree
Typical jobs here are in homes near Leonardslee. Crabtree’s nearest station is Horsham station, about 4.6 miles north-west of the centre. Other landmarks nearby include Horsham Hospital (4.9 miles north-west). For a walk, there’s Knepp Wildland.
Why act early in Crabtree
If you’re redecorating, renew the mastic first. Painting over failed mastic does not seal it, and the new mastic is traditionally left unpainted. Where a wall is exposed, as many are in small places like Crabtree, wind-driven rain gets into any failed joint, and damp in older walls is slow to dry out.
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. Your quote takes all of that into account.
Why Crabtree clients choose us
- Tidy, careful work
- Rated 4.9 stars on Google
- 20+ years of sealant experience
- Arbo and Everbuild products
FAQs for Crabtree
Do you cover Crabtree for sand mastic?
Yes, Crabtree is within the area we cover. We work across London and the South East. You can phone 0345 464 0079 or send us an email and let us know what needs doing.
I let a flat near Horsham station. Can you help?
Yes. We work for letting agents and landlords as well as householders. Just call 0345 464 0079 or send us an email with the address and what needs doing, and we will send you a clear quote.
Can I choose the sealant colour?
We help you choose a colour that suits. The product needed can limit the range.
Are you an approved applicator?
Yes. ARBOMaster is the approved applicator scheme for Arbo sealants, and we’re part of it.
Can I do it myself?
Sometimes. Preparation is everything: all the old sealant out, and a clean, dry joint. We can always put it right if it fails.
Do you remove the old sealant?
Always. Sealing over old sealant is the main reason resealing fails early, and it’s something we never do.
Is it possible to take out silicone and use sand mastic instead?
Often, yes. With the silicone removed and the joint cleaned, sand mastic is applied by hand.
What information do you need?
Where the job is, what the problem is and roughly how big it is. If you can, email a few pictures.
Nearby places to Crabtree
More services for Crabtree
Signs you need sand mastic in Crabtree
Most of it is simply age. Sand mastic is a maintenance item like any pointing, depending on exposure and upkeep.
People usually contact us when they notice one of these:
- Wind and rain getting in round a sash window
- Mastic round period door frames that has failed
- Mastic worn away on windows facing the weather
- Modern sealant on a period surround
For landlords with property near Horsham station, older sash windows in a rental need their mastic kept sound to keep the weather out.
Comparing quotes
- How hidden problems are handled
- Which sealant they’ll use, and why
- Are they insured?
- How the colour is chosen