Edinburgh · Scotland
Holyrood Sand Mastic
Professional sand mastic in and around Holyrood, with old sealant always removed completely.
- Window mastic to renew ahead of painting
- Old sand mastic that has cracked, crumbled or fallen out
- Mastic worn away on windows facing the weather
How we handle sand mastic in Holyrood
On many period windows, sand mastic looks right and suits the building. On modern frames we’d normally use a flexible sealant, and we will talk through which suits your home. We work on stone surrounds, timber door frames and brick reveals, and common reasons people get in touch are draughty sash windows at the surround and old cement repairs round a window that have failed.
Sash and case windows are a feature of older tenements in all four Scottish cities, and plenty still have them. In Holyrood, as anywhere, the mastic between frame and wall is what stops draughts and rain getting in.
You get a one-year guarantee, the same in Holyrood as everywhere else we work.
- Location
- Holyrood (EH8, EH1, EH7)
- Wider area
- Edinburgh
- Guarantee
- One year on every job
- Price
- A clear quote up front
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
What happens on the day
Most of a good job is in the preparation, and we do not rush it. Every joint is cleaned and dried before new material goes in. In total, it usually takes a few hours per window, depending on the condition of the joints. Parking in city streets around Holyrood can be tight or controlled, so it helps to know about permits or nearby bays. For flats, mention the door entry system and any shared-stair arrangements.
- We check the window surrounds and agree which joints need renewing.
- Old, loose mastic is raked out and the joint cleaned.
- We pack any deep gaps so the mastic sits at the right depth.
- We mix the sand mastic and apply it by hand, shaping it to the joint.
- The mastic is finished to sit tidily against the stone or brick.
How to prepare
- Where the joints are inside, avoid wetting them before we arrive
- Mention any leaks or damp you’ve noticed
- Plan for the work area to be out of bounds to pets and children
How to get a quote
We quote each job on its own, so the first step is telling us about yours. Just drop us a line at info@mrmastic.co.uk with the details and send photos if you have them.
Read more
Surface by surface
Brick reveals
Sand mastic is also used where timber frames meet brick. It gives a traditional finish.
Sash and case windows
The box of a sash and case window sits in the stone or brick opening. Sand mastic seals the joint round it.
FAQs for Holyrood
Is sand mastic in a coastal place like Holyrood any different?
Near the sea, outside joints face more wind, rain and salt than they would inland, so the choice of sealant and the preparation matter even more. It’s worth checking the walls that face the sea first.
Do you work for landlords with property near Edinburgh Waverley station?
Yes, landlords and agents are among the people we work for, and several properties can go on one quote. Just drop us a line at info@mrmastic.co.uk with the address and what needs doing, and we will give you a clear price.
Should I try DIY first?
Some simple jobs can be done by a careful DIYer. Most DIY failures come from sealing over old material, wet joints or too much sealant.
When will the new mastic be hard?
A skin forms quite soon, but full hardening takes longer. We will explain what to expect before we leave.
What sealant do you use?
It depends on the joint: anti-fungal sanitary silicone in wet areas, and other sealants where joints move or face the weather. We use products from Arbo and Everbuild.
Do the sealants smell?
There can be a smell while the sealant cures. Opening a window helps.
Should I check with the council before work on a listed or conservation-area home?
It’s best to ask your local planning authority first. Like-for-like sand mastic is often the preferred finish, but they decide.
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.
How to look after the new joints
How long the joints last depends on use and care. Here’s what we suggest:
- Ask us before painting near the mastic
- Take care around the mastic when scraping paint
- Look over the window mastic once a year
- Clear gutters so water does not pour onto the windows
Don’t touch or press the mastic while it hardens. It skins over quickly, but takes longer to harden fully.
Fine cracks show the mastic is starting to fail. Renewing it then is simpler than waiting until it falls out.
What we are called out for in Holyrood
Most of it is simply age. Sand mastic is a maintenance item like any pointing, depending on exposure and upkeep.
Any of these means the joints need attention:
- Cracked mastic round a front door frame
- Crumbling sand mastic round a window
- Weathered mastic on the most exposed windows
- Window mastic to renew ahead of painting
If you let a flat or house near Edinburgh Waverley station, any sash windows need sound mastic to keep draughts and rain out.
Comparing quotes
- What the quote includes, VAT included or not
- The length of the guarantee
- How the surfaces are prepared before sealing
- What insurance they hold
Why deal with it now?
Filling over old, loose mastic doesn’t last. We remove the loose material first so the new mastic stays put. Private landlords in Holyrood must meet the Repairing Standard, and damp or leaks can fall short of it, so it’s worth fixing failed sealant before a tenant reports it.
What you pay reflects the work, not guesswork. That’s why we ask about the job first and agree the price before starting.
Why choose Mr Mastic in Holyrood
- Experience in homes, commercial sites and hotels
- An ARBOMaster approved applicator
- Over 20 years’ experience
- Trusted Arbo and Everbuild sealants
Take a look at what affects the cost or what customers say.
Honest limits
Before you book, it’s worth knowing the limits too:
- Decisions on consent for listed homes
- Sashes that need overhauling
- Timber that has rotted
If in doubt, drop us a line at info@mrmastic.co.uk and we’ll say what we think before you book.
Surfaces we seal
- Sash and case windows
- Stone surrounds
- Tenement windows
- Period & listed homes
- Brick reveals
- Timber door frames
Also in Holyrood
Holyrood homes and the weather
Holyrood is within about 2 miles of the coast, and homes near the sea take more wind-driven rain, with salt in the air closer to the shore. That is hard on the mastic around older windows and doors, especially on the side facing the sea. Sash and case windows are common in older Scottish homes, often pointed into the wall with traditional sand mastic.
If you live in an older home near St Cuthbert's Church, the joint between an old wall and a newer frame is usually the first place rain gets in. Managing a site like Old Royal High School? Then its window and door frames need their mastic kept sound, just like a home’s.
Holyrood is about 1 mile north-east of Edinburgh, in Edinburgh. Wherever you are in the EH8 postcode area, we cover sand mastic for homes and businesses. 175 places in Edinburgh are on our list.
Every address in EH8, EH1 and EH7 is covered for sand mastic, from the main roads to the quietest streets. We cover properties on High Street, Calton Road and Hutton Road and the roads around them. We also cover the places around Holyrood: Canongate (1 mile north-east), Dumbiedykes (1 mile south-east), Buccleuch (1 mile south), Greenside (1 mile north) and Old Town (1 mile south-west). We also work in nearby towns such as Queensferry (9 miles west), Southhouse (4 miles south), Gilmerton (4 miles south-east), Muirhouse (3 miles north-west), Slateford (3 miles south-west) and Gracemount (3 miles south).
Landmarks near Holyrood
Typical jobs here are in homes near The World's End pub, Scottish Poetry Library and Holyrood Park, among other places. Holyrood has its own railway station: Edinburgh Waverley station. A little further out are Royal Public Dispensary of Edinburgh (less than half a mile west) and People's Story Museum (within half a mile north-east). Open spaces near Holyrood include Dunsapie Loch and Salisbury Crags.
DIY versus a professional finish
The biggest DIY mistake is sealing over old sealant. New silicone will not bond to old, so it peels away and traps moisture behind it. Everything old must be removed first.
If you do try it yourself, take your time over the preparation: take out all the old sealant, make sure the joint is clean and dry, and give it the full cure time. If it fails, we can still redo it.