Greater London · England
Sand Mastic in East Dulwich
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for householders, landlords and businesses in East Dulwich. ARBOMaster approved applicators, fully insured, with a 12-month guarantee.
- Crumbling sand mastic round a window
- Mastic worn away on windows facing the weather
- Window mastic to renew ahead of painting
Work for landlords, hotels and businesses
Housing providers, facilities teams and property managers book us too in East Dulwich and across Greater London. We can quote a run of properties together.
Businesses can book us for washrooms, kitchens, offices and more. On commercial sites, working times can be discussed when we quote.
Sand mastic in East Dulwich
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. Typical jobs include weathered mastic on the most exposed windows and wind and rain getting in round a sash window, on tenement windows, sash and case windows and brick reveals.
London has a lot of flats and conversions, where windows are often on upper floors. Who looks after the outside of the frames can depend on the lease, so check that first.
Our work is backed for twelve months.
- Where
- East Dulwich (SE5, SE22, SE15)
- Region
- Greater London
- Cover
- A year, on every job
- Quotes
- A clear quote up front
- Call
- 0345 464 0079
- Page updated
- 26 October 2026
What happens on the day
When we get to you, we check the joints match what you told us. If anything is different, we explain it before carrying on. Most jobs then take a few hours for a single window, longer for several. Parking in much of London is by permit or pay-and-display, so it helps to know what’s near you in East Dulwich. A visitor permit or a nearby bay makes the visit run more smoothly.
- Each surround is checked first.
- The joint is raked out and cleaned.
- We fill deep gaps so the new mastic is not too thick.
- We point the joint with sand mastic by hand.
- We finish the mastic to a tidy line.
Before we arrive
- Keep pets and children clear of the area while we work
- Where the joints are inside, avoid wetting them before we arrive
- Tell us if parking is tricky
How to get a quote
There’s no standard price list. Instead, we send you a clear quote for your job. To arrange one, phone 0345 464 0079 or email us.
Advice
Keeping the joints in good condition
Good habits help new joints last longer. Our tips:
- Do not run silicone over sand mastic
- Have rotten timber repaired before new mastic goes in
- Make sure water runs off the sill
- Inspect the joints round the windows every year or so
Make sure water drains away from the window surround. Water sitting against the mastic shortens its life.
Small cracks are a sign the mastic is ageing. Renewing it then is simpler than waiting until it falls out.
Towns and villages near East Dulwich
What else we do in East Dulwich
Sand mastic in East Dulwich: local notes
With historic houses such as Kingswood House (about 2.2 miles south) nearby, there’s older building stock in the area around East Dulwich as well as newer homes. In older buildings, older timber frames in brick or stone need a different approach from a modern uPVC window. Rainfall in the South East is lower than in much of the UK, though outdoor sealant still has to go onto a dry joint, so the forecast decides the day.
If you live in an older home near The Latter Rain Outpouring Revival Church, replacement windows fitted into old openings often leave uneven gaps that need backing and a flexible joint. As a London address, East Dulwich can be tricky for parking: let us know about parking bays, permits or a driveway.
East Dulwich is about 3 miles south of London, in Greater London. East Dulwich gets the same service as everywhere we cover: the old material taken out, joints prepared properly and a 12-month guarantee. Our Greater London coverage runs to 764 places, East Dulwich among them.
Every address in SE5, SE22 and SE15 is within our area for sand mastic, from the main roads to the quietest streets. If you need sand mastic at a property on Rye Lane, Wren Road and Adys Road or anywhere close by, our applicators can take on the job. With the A2214 and A2215 close by, East Dulwich is easy for our applicators to reach. Neighbouring places we cover for sand mastic include Denmark Hill (1 mile north-west), Herne Hill (1 mile south-west), Dulwich Village (1 mile south), Camberwell (1 mile north) and Peckham (1 mile north-east). Within a short drive, we also cover 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 (4 miles north).
Landmarks near East Dulwich
Typical jobs here are in homes near The Fox on the Hill pub, The Charter School East Dulwich and The Charter School. There’s a railway station in East Dulwich itself: East Dulwich station. A little further out are House of Dreams Museum (within half a mile south-east) and Surrey Quays Shopping Centre (2.8 miles north-east). Open spaces near East Dulwich include Knight's Hill and Centre for Wildlife Gardening.
What the job involves on each surface
Brick reveals
Loose mastic comes out and deep gaps are packed before pointing.
Stone surrounds
Stone surrounds suit sand mastic well. The finish blends with the masonry.
FAQs for East Dulwich
Is parking an issue for sand mastic in East Dulwich?
Parking in East Dulwich, as in most of London, takes a little planning: a visitor permit or a nearby bay makes the day run more smoothly, so mention what’s available when you book.
Can you do sand mastic in East Dulwich?
Yes, East Dulwich is within the area we cover. We work across London and the South East. You can call 0345 464 0079 or drop us an email and let us know what needs doing, and we will give you a clear price.
Is the work guaranteed?
Every job comes with our 12-month guarantee.
What exactly is sand mastic?
It’s a mix of sand and a linseed-oil-based binder. It’s applied by hand and finished to sit neatly against the masonry.
Is it OK to seal over old sealant?
No. New silicone won’t bond to old silicone, and it traps any mould or water underneath. We remove it all first.
Do you hold any approvals?
Yes. We are ARBOMaster approved, the scheme for applicators of Arbo sealants.
What do you put in the joint?
We choose the sealant for the joint, not the other way round. Where it moves, gets wet or faces the weather makes a difference, and we will explain our choice.
Do you work for letting agents?
Yes. As well as householders, we work for landlords, agents, businesses and hotels.
Should I try it myself first?
The difference is mostly in the preparation and the product. Joints are cleaned back to sound surfaces and dried, and the sealant is matched to the joint and its conditions.
A DIY attempt doesn’t rule out a professional job. We remove it and do the joint properly, so just mention it when you contact us.
What affects the cost of sand mastic
Call for a quick quote. What matters most is:
- How many rooms, windows or areas are involved
- Any working-time requirements on site
- How much old sealant there is and how hard it is to remove
- Whether there’s mould to deal with
We do not show prices on the website, because each job is priced on what it involves. For a quick quote, please ring 0345 464 0079 or send us an email.
Helping us quote
A few details help us give you an accurate quote. When you ask for a quote, tell us:
- Roughly how big the job is
- Any access issues, like height or stairs
- The problem you’ve noticed
- The type of property
Getting a quote is simple: let us know the job and the location and its rough size. Photos by email help us understand the job.
Common problems we fix in East Dulwich
Timber frames move with the seasons. The movement cracks the mastic little by little.
If you can see any of these, it’s time to have the joints looked at:
- Wind and rain getting in round a sash window
- Mastic dropping out of the joint
- Mastic that needs renewing before redecorating
- Patchy fillers round a sash window
Rented homes near East Dulwich station change hands often, and cracked sand mastic around sash windows lets in the draughts tenants complain about.
Questions to ask before booking
- How much experience the applicator has
- Whether VAT is included
- What product goes in the joint
- How long the guarantee is