Dundee · Scotland
Sand mastic for sash & case windows in Douglas, Dundee
Problem with your window and door surrounds in Douglas? We remove the old material, prepare the joints and seal them properly, and the work is guaranteed for a year.
- Gaps where the frame meets the masonry
- Old cement repairs round a window that have failed
- A silicone bead on a sash window that spoils the look
Aftercare tips
After the cure time, these simple habits help:
- Do not paint over the new mastic
- Check the mastic when you check the paintwork
- Clear gutters so water does not pour onto the windows
- Don’t run silicone over sand mastic
Look at the mastic when you look over the windows. Small cracks are easier to deal with early.
Renewing mastic before redecorating saves doing it twice. Paint over cracked mastic only covers it up.
Sand mastic for homes and businesses in Douglas
Our applicators renew the sand mastic around sash and case windows and doors in stone and brick. The old mastic is raked out, and new mastic is applied and shaped by hand. Common call-outs are for patchy fillers round a sash window and mastic round period door frames that has failed, across sash and case windows, period & listed homes and brick reveals.
Sash and case windows are a feature of older tenements in all four Scottish cities, though many have since been replaced. Whether you are in a tenement flat or a house in Douglas, the joint between frame and wall is what keeps the weather out.
A 12-month guarantee comes as standard, so you are not left on your own once the job is done.
- Place
- Douglas (DD4, DD5)
- Wider area
- Dundee
- Cover
- One year on every job
- Quotes
- Quoted before any work starts
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
Common problems we fix in Douglas
Over the years, sand mastic weathers. It hardens, cracks and starts to come away from the frame or the masonry.
Any of these means the joints need attention:
- Patchy fillers round a sash window
- Gaps between timber frames and stone or brick
- Failed mastic on an exposed elevation
- Wind and rain getting in round a sash window
If you look after a building such as Craigie High School, the mastic around its windows and doors needs looking after like any other building’s.
Comparing quotes
- The length of the guarantee
- Whether the sealant suits the joint
- What preparation is included
- Whether they seal over old material or remove it
Landlord and commercial work in Douglas
We also work for businesses, from offices to washrooms and kitchens. On commercial sites, working times can be discussed when we quote.
We regularly work with letting and managing agents. Send the address, what’s needed and the access arrangements and we’ll quote.
How it works
A visit follows a simple pattern: we look at the joints together, protect the area around them, do the work and clear up. It usually takes anything from a few hours to a full day, depending on how many windows. Many homes in Scotland’s cities are tenement flats, reached through a shared close and up a common stair. In Douglas, it helps to know the floor, the door entry arrangements and the nearest parking.
- We check each window surround and the condition of the joint.
- We rake out the old mastic and clean the joint.
- We fill deep gaps so the new mastic isn’t too thick.
- New sand mastic is applied and shaped by hand.
- The finish is dressed neatly.
Before we arrive
- Let us know if you’ve seen damp or leaks
- Tell us about access, such as stairs, a lift or high-level joints
- For indoor joints, keep the area dry beforehand if you can
Getting a quote
Need a quote? Please send an email to info@mrmastic.co.uk and tell us about the job. We’ll explain what we’d do and give you a clear price before we start.
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How the job changes by surface
Sash and case windows
Sash windows are where we do most sand mastic work. Each joint round the box is raked out and renewed.
Tenement and terrace windows
Rows of sash windows on tenements and terraces often need renewing together. We work on single windows or whole elevations.
What happens if it’s left?
Before painting the windows, it pays to renew the mastic. Paint over cracked mastic won’t stop the gaps and traditional guidance is to leave the new mastic unpainted. Scottish rain finds any gap around a frame or wall joint, and in a tall building in Douglas, damp can travel a long way before it shows.
The cost reflects the work involved, not guesswork. That’s why we ask a few questions first and agree the price before starting.
Why Douglas clients choose us
- Every job guaranteed for a year
- ARBOMaster approved applicator
- Sanitary silicone with an anti-fungal additive in wet areas
- Arbo and Everbuild products
Frames and glazing around Douglas
Douglas is within about 1 mile of the coast, where wind-driven rain is a fact of life and, nearer the shore, so is salt air. Both are hard on the mastic around older windows and doors, which can dry out and crack sooner where a building faces the weather. The Tenements (Scotland) Act 2004 sets out how owners share the upkeep of common parts like the roof and outside walls, and many buildings use a factor to arrange it. Who owns the windows depends on the title deeds.
Letting a property close to Broughty Ferry station? Then any sash windows need sound mastic to keep draughts and rain out.
Douglas is about 2 miles west of Broughty Ferry, in Dundee. From the centre of Douglas to the outskirts, sand mastic is available for homes and businesses alike, from flats and houses to offices and hotels. Across Dundee, we cover 50 places, and Douglas is one of them.
Jobs for sand mastic in DD4 and DD5 works the same way as everywhere else we cover. Local streets include Huntly Road, Albany Road and Dawson Road, and we cover them all. We also cover the places around Douglas: Ballumbie (1 mile north), Whitfield (1 mile north-west), Craigiebank (1 mile south-west), Pitkerro (1 mile west) and Mill of Mains (2 miles west). Further out, we also cover Dundee (3 miles west), Monifieth (3 miles east), Blackness (4 miles west), Logie (4 miles west), St Marys (4 miles west) and Downfield (3 miles west).
Landmarks near Douglas
Typical jobs here are in homes near Baxter Park. Douglas’s nearest station is Broughty Ferry station, roughly 1.4 miles south-east. Well-known places in the area include James Guthrie Orchar Art Gallery (1.6 miles south-east) and Claypotts Castle (0.6 miles east). Open spaces near Douglas include Trottick Mill Ponds and Balgay Hill.
Quotes for sand mastic in Douglas
There’s no set price list, because no two jobs are the same. The quote depends on:
- Any mould that needs treating
- The product the joint needs
- How much there is to do
- The number of rooms or windows
What it costs depends on the size of the job, how much old material has to come out and how easy the joints are to reach. You’ll have a clear quote before any work starts.
What we need to know
There’s no need for technical detail. It helps if you can tell us:
- A few pictures by email, if you can
- Any access issues, like height or stairs
- If someone has resealed it before
- Roughly how big the job is
For a quick quote, get us on the phone, or email us if that is easier. Tell us about the joints that need doing and we’ll explain what’s involved and give you a clear price.
Towns and villages near Douglas
Other services in Douglas
Douglas questions
How do repairs to the shared parts of a tenement in Douglas get organised?
Shared parts of a tenement, such as the roof and outside walls, are usually repaired with the agreement of the owners, often through a property factor. Where the title deeds are silent, the Tenements (Scotland) Act 2004 fills the gaps. Your title deeds will say who owns the windows.
Is sand mastic in a coastal place like Douglas any different?
Coastal homes put outside sealant through more weather than inland ones, so preparation and the right sealant matter all the more. Walls facing the sea are normally the first to need attention.
What guarantee comes with the work?
Our 12-month guarantee applies to all our work.
How much does sand mastic cost in Douglas?
It depends on the job, so we quote each one individually. To get one, drop us a line at info@mrmastic.co.uk with a short description of the job.
Does someone need to be in?
It depends on the job. For work indoors, someone needs to let us in.
Can old silicone round a sash window be swapped for sand mastic?
Yes, it’s a common request. The old silicone has to come out completely so the mastic beds in well.
Do you do commercial work?
Yes. Commercial and hotel work is a large part of what we do, as well as homes. We can talk about working times when we quote.
Is it possible to paint over sand mastic?
The usual advice is to leave sand mastic unpainted. Ask us before you decorate around it and we will talk you through it.