Greater London · England
Dulwich Village Sand Mastic
Our applicators work in Dulwich Village on traditional burnt sand mastic around sash and case windows and doors in stone and brick. Old sealant removed completely, joints prepared properly.
- Draughts and rain around sash boxes
- Gaps between timber frames and stone or brick
- Old cement repairs round a window that have failed
Windows and doors in Dulwich Village
In a converted house or block, who looks after the windows depends on the lease, so check that before booking. With historic houses such as Kingswood House (about 1.3 miles south) nearby, there’s older building stock in the area around Dulwich Village as well as newer homes. Where a home is older, older frames set in brick or stone need a sealant that suits them, and sometimes that’s traditional sand mastic.
If you look after a building such as Dulwich Hamlet Junior School, its window and door frames need their mastic kept sound, just like a home’s. Rented homes near North Dulwich station change hands often, and any sash windows need sound mastic to keep draughts and rain out.
Dulwich Village is about 1 mile south-east of Herne Hill, in Greater London. Dulwich Village gets the same service as everywhere we cover: old sealant removed completely, careful preparation and a 12-month guarantee. Dulwich Village is one of 764 places in Greater London where we work.
Our applicators cover all of the SE22, SE21 and SE24 postcode area for sand mastic and the streets around it. If you need sand mastic at a property on Court Lane, Druce Road and Turney Road or a nearby road, our applicators can take on the job. Being close to the A2216, Dulwich Village is simple for us to get to. Other places close to Dulwich Village include Dulwich (1 mile south-east), Herne Hill (1 mile north-west), East Dulwich (1 mile north), West Dulwich (1 mile south) and Denmark Hill (1 mile north). Larger places within reach include London (3 miles north), City of Westminster (5 miles north-west), Marylebone (5 miles north-west), Kensington (6 miles north-west), St Pancras (5 miles north) and Shoreditch (5 miles north).
Local landmarks in Dulwich Village
Typical jobs here are in homes near Alleyn's School, The Crown and Greyhound pub and The Charter School and the streets around them. Dulwich Village has its own railway station: North Dulwich station. Other landmarks nearby include Lewisham Shopping Centre (3.2 miles east) and Greenwich Castle (4 miles north-east). Green spaces nearby include Knight's Hill and Centre for Wildlife Gardening.
About our sand mastic in Dulwich Village
Sand mastic suits most period window surrounds. On modern frames we’d normally use a flexible sealant, and we will talk through which suits your home. If you have gaps round a timber door in stone or brick and weathered mastic on the most exposed windows, we can put it right, on tenement windows, stone surrounds and period & listed homes alike.
London homes have every kind of window, from timber sashes in period terraces to aluminium and uPVC in newer blocks. The mastic around them dries out and cracks with age, letting in draughts and water.
Big or small, you get the same one-year guarantee.
- Location
- Dulwich Village (SE22, SE21, SE24)
- Wider area
- Greater London
- Guarantee
- One year on every job
- Quotes
- A clear price before we start
- Call
- 0345 464 0079
- Updated
- 26 October 2026
Aftercare tips
To keep the joints looking good and working properly:
- Clear gutters so water does not pour onto the windows
- Avoid heavy scraping on the mastic joint
- Renew mastic before redecorating the windows
- Ask the planning authority about consent for listed or conservation-area homes
Keep gutters and sills clear so water runs away from the surround. Constant wetting wears the mastic faster.
Good mastic helps keep the frame dry. Failed mastic lets water reach the timber and timber that stays wet can rot.
DIY versus a professional finish
Not every job suits DIY: work at height, external movement joints, fire-rated sealant and large areas need the right product, the right access and the right method.
If you are set on DIY, put the effort into preparation: remove every trace of old sealant, clean and dry the joint, and follow the product’s cure time. If it fails, we can still redo it.
Signs you need sand mastic in Dulwich Village
Scraping and sanding before painting can loosen old mastic. Many people find it crumbling when they prepare the windows, which is a good time to renew it.
Keep an eye out for any of the following:
- Silicone on a period window that looks wrong
- Mastic round period door frames that has failed
- Draughts and rain around sash boxes
- Gaps between timber frames and stone or brick
If you live in an older home near St Barnabas' Church, the joint between an old wall and a newer frame is usually the first place rain gets in.
What to look for in a quote
- What the quote includes, VAT included or not
- Whether they’re fully insured
- Who turns up on the day
- Whether they seal over old material or remove it
What happens on the day
When we arrive, we look over the joints with you first, so you know exactly what we are doing. Surfaces next to the work are protected before work begins. The work usually takes a few hours per window, depending on the condition of the joints. For a job in Dulwich Village, 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.
- Each surround is checked first.
- We rake out the old mastic and clean the joint.
- Large voids are packed out.
- We point the joint with sand mastic by hand.
- We finish the mastic to a tidy line.
How to prepare
- Move anything stored near the joints
- Keep children and pets away from the work area
- For business premises, tell us about site rules or sign-in
How to get a quote
We do not publish a price list. Instead, we send you a clear quote for your job. To arrange one, ring 0345 464 0079 or email us.
Read more
What the job involves on each surface
Brick reveals
An open joint at a brick reveal lets weather in. New mastic seals the gap.
Tenement and terrace windows
Upper-floor windows need access planning. Tell us the height and we’ll confirm what’s needed.
FAQs for Dulwich Village
Can you help a landlord with a rental near North Dulwich station?
Yes, landlords and agents are among the people we work for. Just call 0345 464 0079 or email us with the address and what needs doing, and we’ll give you a clear price.
Is parking a problem for a job in Dulwich Village?
London parking needs a little planning, so let us know about permits, bays or a driveway when you book. The visit is then planned around what’s available.
Can you do several jobs on one visit?
Yes, we can. Several rooms, windows or areas can go on one quote.
Should I use sand mastic or silicone?
It depends on the window. Period windows in stone or brick generally suit sand mastic, while modern frames normally get a flexible sealant.
How much does sand mastic cost in Dulwich Village?
Every job is different, so each one gets its own quote. To get one, phone 0345 464 0079 or drop us an email and tell us what needs doing and where.
Can sand mastic be painted?
It’s traditionally left unpainted, as guidance on traditional windows advises. Talk to us before any painting near it.
What is sand mastic?
A traditional pointing material made from sand and a linseed-oil-based binder, used between timber frames and stone or brick.
Are you an approved applicator?
Yes. We hold ARBOMaster approved applicator status, and we’re fully insured.
Honest limits
New sealant can’t fix everything, and we’d rather say so up front. Sealant will not put right:
- Broken panes
- Timber that has rotted
- Sash cords, weights and draught-proofing of the sashes
If you’re not sure, just phone 0345 464 0079 or drop us an email and we’ll give you a straight answer.
Where we work in Dulwich Village
- Sash and case windows
- Brick reveals
- Period & listed homes
- Timber door frames
- Stone surrounds
- Tenement windows
Towns and villages near Dulwich Village
More services for Dulwich Village
Landlord and commercial work in Dulwich Village
Landlords and letting agents in Dulwich Village can book us as well as homeowners. Resealing between tenancies keeps a property looking cared for before the next move-in.
A neglected joint can let water reach the structure, which matters even more when someone else lives there. Keeping joints in good order is simple maintenance that we can handle for you.