Scottish Borders · Scotland
Sand Mastic in Dolphinton
We cover Dolphinton for traditional burnt sand mastic around sash and case windows and doors in stone and brick. Old material cut out, joints cleaned and sealed neatly and a one-year guarantee.
- Draughts and rain around sash boxes
- Mastic worn away on windows facing the weather
- Patchy fillers round a sash window
Sand mastic in Dolphinton, done properly
For a listed home or one in a conservation area, ask your local planning authority whether consent is needed for work to windows. Like-for-like sand mastic is often the preferred finish. We work on sash and case windows, stone surrounds and tenement windows, and people most often call us about mastic that needs renewing before redecorating and silicone on a period window that looks wrong.
In and around a place like Dolphinton, homes range from older stone-built cottages to newer houses. Wind-driven rain finds any gap around a frame or sill.
All our work comes with our 12-month guarantee, wherever you are in the Scottish Borders.
- Where
- Dolphinton (EH46)
- Region
- Scottish Borders
- Guarantee
- One year on every job
- Quote
- Quoted before any work starts
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
DIY versus a professional finish
If you’ve already had a go yourself, that’s fine. We remove it and do the joint properly.
Not every job suits DIY: high-level joints, fire-rated gaps, external movement joints and big jobs call for the right materials, safe access and experience.
When to call us in Dolphinton
Most of it is simply age. Even well-laid mastic needs renewing in time and how long it lasts depends on the weather it faces.
These are the problems we are asked about most:
- Open joints round the window box
- Draughts and rain around sash boxes
- Crumbling sand mastic round a window
- Weathered mastic on the most exposed windows
For an older house near a landmark such as Dolphinton Parish Church And Churchyard, the windows may be timber, sash or later replacements, and each needs the right sealant against the wall.
What your quote should include
- Whether VAT is included
- How long to leave it before use
- What preparation is included
- How long the guarantee is
What the job involves on each surface
Stone surrounds
We take care not to mark the stone when the old mastic comes out.
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.
How we quote for sand mastic
You will get a clear quote before any work starts. It takes into account:
- Any mould that needs treating
- How much old sealant there is and how hard it is to remove
- Access and height
- How many areas need sealing
Instead of a standard rate, we look at what your job involves: the amount of work, the old material and the access. You will know the price before we begin.
What to tell us for a quote
When you call or email, it’s useful to know:
- Access, such as stairs, a lift or height
- Where the property is
- Pictures of the joints, sent by email
- Whether it has been sealed before
Quotes start with a quick conversation. Describe the problem, the location and the size of the job, and we will talk you through what we’d do. When it suits you, send an email to info@mrmastic.co.uk.
Dolphinton: your questions answered
Will you come out to Dolphinton?
Yes, we do. Our work covers the whole of Scotland, and smaller places are part of that. Longer journeys are simply planned in advance.
Can you do sand mastic in Dolphinton?
Yes, Dolphinton is within the area we cover. We work across all of Scotland. Just send an email to info@mrmastic.co.uk with a few details of the job.
How long does sand mastic take?
As a guide, most jobs take anything from a few hours to a full day, depending on how many windows. Bigger jobs take longer.
Will it make a mess?
Very little: the area around the joints is protected first, and we tidy up before we go.
Do I need to be at home?
For indoor joints, yes, someone needs to let us in. After that, you can carry on with your day.
Is sand mastic better than silicone for my windows?
For period timber windows in stone or brick, sand mastic is often the better fit. Modern frames normally suit a flexible sealant.
Is it OK to seal over old sealant?
No, it won’t last. It may look fine at first, but the new layer lifts away from the old one. The old sealant has to come out completely.
Can tenants book the work?
We can work for tenants, landlords or agents. Get your landlord’s agreement first.
How the visit works
We keep the work tidy and contained to the joints we’re treating, so you can get on with your day. Expect the work to take a few hours per window, depending on the condition of the joints, and we tell you how long to leave it before we go. Outdoor work around Dolphinton depends on the weather, as sealant needs a dry surface, so an outdoor job can move if the forecast changes. Work indoors is not affected.
- 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.
- We dress the finish so it sits neatly against the masonry.
Preparing for the visit
- Clear items away from the joints we’re working on
- Keep pets and children clear of the area while we work
- Tell us about any water getting in
Getting a quote
Every job is quoted individually. Simply send an email to info@mrmastic.co.uk and describe the job and send photos if you have them.
Related advice
What we can’t put right
To be straight with you, there are a few things sealant will not fix:
- Sash cords, weights and draught-proofing of the sashes
- Crumbling stone or brickwork round the window
- Cracked or broken glass
If you are not sure, just email us at info@mrmastic.co.uk and we’ll give you a straight answer before you book.
Where we work in Dolphinton
- Brick reveals
- Period & listed homes
- Sash and case windows
- Tenement windows
- Timber door frames
- Stone surrounds
How to look after the new joints
To keep the joints looking good and working properly:
- Have rotten timber repaired before new mastic goes in
- Renew mastic before redecorating the windows
- Inspect the joints round the windows every year or so
- Find out about consent before window work on a listed home
Avoid painting over the new mastic, as traditional guidance advises. If you are redecorating, ask us first.
Good mastic helps keep the frame dry. Failed mastic lets water reach the timber and timber that stays wet can rot.
Frames and glazing around Dolphinton
Many older homes in Scotland have sash and case windows, and the joint between the box frame and the stone or render is traditionally pointed with sand mastic. Private landlords in Scotland must meet the Repairing Standard, which includes keeping a home wind and watertight, and sound outside sealant is part of that.
In and around Dolphinton, as anywhere, good sand mastic starts with a clean, dry, properly prepared joint.
Dolphinton is about 12 miles south-west of Penicuik, in the Scottish Borders. Dolphinton gets the same service as everywhere we cover: old sealant removed completely, careful preparation and a one-year guarantee. We cover 89 towns and villages across the Scottish Borders. Edinburgh is on our list too, about 19 miles from Dolphinton.
Work in EH46 is quoted and booked the same way as anywhere else. That includes homes and businesses on Peggies Knowe, Carmaben Brae and Hillside Gardens. Close by, we work in Kirkurd (2 miles south-east), Blyth Bridge (2 miles south-east), Walston (3 miles west), Elsrickle (3 miles south-west) and Candy Mill (4 miles south-west).
Around Dolphinton
Well-known places in the area include Castle Craig Hospital (2.8 miles south-east) and Edmonston Castle (3.5 miles south-west). Not far away are White Hill and Slipperfield Loch.