Kent · England
Sand mastic for sash & case windows in Ightham, Kent
Traditional burnt sand mastic around sash and case windows and doors in stone and brick in Ightham, with a 12-month guarantee on every job. Ask us for a quote.
- Mastic that needs renewing before redecorating
- Mastic dropping out of the joint
- Draughty sash windows at the surround
How we quote for sand mastic
Some jobs are bigger than they look, and some smaller. What affects the quote:
- Which sealant suits the joint
- The old material and how stubborn it is
- Working hours on commercial sites
- How much there is to do
No two jobs are quite the same, so each one gets its own quote. Size, access and the product the joint needs all make a difference, and we will explain the quote if you ask.
What to tell us for a quote
Photos help, but a description is a good start. Please mention:
- Where the job is, and your postcode
- Any access issues, like height or stairs
- The type of property
- How many joints, rooms or windows are involved
For sand mastic in Ightham, ring 0345 464 0079 or drop us an email. A short description of the job and where it is helps us quote, and we will agree the price before any work begins.
Sand mastic in Ightham, done properly
A silicone bead around a sash window can look out of place and isn’t always the right material. Sand mastic is the traditional choice and we can swap the silicone for it. We work on tenement windows, sash and case windows and stone surrounds, and common reasons people get in touch are patchy fillers round a sash window and modern sealant on a period surround.
Around Ightham, many homes face open ground, so their windows and doors take the full weather. Exposed frames and sills lose their mastic sooner than sheltered ones.
There’s a 12-month guarantee on every job.
- Place
- Ightham (TN15)
- Wider area
- Kent
- Cover
- One year on every job
- Quote
- A clear quote up front
- Telephone
- 0345 464 0079
- Last updated
- 26 October 2026
Keeping the joints in good condition
Joint life depends on how it’s used and looked after. Here’s what we suggest:
- Check with your local planning authority if your home is listed
- Do not paint over the new mastic
- Keep sills and gutters clear so water drains away
- Look over the window mastic once a year
Avoid sealing over the mastic with silicone. If anything cracks, get it looked at rather than patching it.
An open joint round the box lets weather through. Left, the gap tends to get bigger.
Honest limits
A few problems are outside what sealant work can do:
- Sash cords, weights and draught-proofing of the sashes
- Decisions on consent for listed homes
- Broken panes
If you are not sure, just call 0345 464 0079 or send us an email and we will give you a straight answer before you book.
What we seal
- Period & listed homes
- Stone surrounds
- Brick reveals
- Tenement windows
- Timber door frames
- Sash and case windows
Why act early in Ightham
New mastic over crumbling mastic will not hold. Raking out and preparing the joint gives it a sound base so the new work lasts. Where a wall is exposed, as many are in small places like Ightham, wind-driven rain gets into any failed joint, and damp in older walls is slow to dry out.
Leaving a failed joint usually makes the job bigger, not smaller. If you’re not sure whether it needs doing, phone 0345 464 0079 or drop us an email for an honest opinion and a quote.
Why us?
- Arbo and Everbuild products
- More than 20 years in sealant work
- Old sealant always removed completely
- Fully insured
Read our cost guide and our reviews.
FAQs for Ightham
I let a flat near Borough Green & Wrotham station. Can you help?
Yes. We work for landlords and letting agents as well as homeowners. Just ring 0345 464 0079 or send us an email with the address and what needs doing, and we will give you a clear quote.
Will you come out to Ightham?
Yes, Ightham is covered. Our work covers London and the South East, and smaller places are part of that. The journey is planned ahead, so it helps to know about access.
Does someone need to be in?
We need access to the joints, so we will agree that with you when we book. For inside work, that normally means someone being in.
How long does sand mastic take to harden?
It forms a skin fairly soon and it hardens fully over a longer time. The weather and joint depth both affect it.
Do you work for hotels and businesses?
Yes. We can plan bigger jobs in stages to suit the site.
How long will you be here?
A typical job takes a few hours for a single window, longer for several. We will confirm how long when we quote.
What’s sand mastic made of?
Sand mastic is a traditional material for pointing round windows and doors. It combines sand with a linseed-oil-based binder.
Can new sealant go over the old?
No. New silicone won’t bond to old silicone, and it traps any mould or water underneath. It all has to come out first.
Places near Ightham
Other services in Ightham
Landlords, agents and businesses in Ightham
For anyone letting property in or around Ightham, several properties can be quoted together. Send us the addresses and the work at each.
We work for landlords and letting agents as well as homeowners. Sealant work between tenants is a simple way to keep a property in good order before the next move-in.
What we are called out for in Ightham
Some old mastic was never deep enough. Mastic that is too thin cracks and drops out so we make sure the new mastic is the right thickness.
Look out for any of the following:
- Cracked mastic round a front door frame
- Cement or filler used on old window joints that has cracked
- Draughts and rain around sash boxes
- Mastic that needs renewing before redecorating
For landlords with property near Borough Green & Wrotham station, any sash windows need sound mastic to keep draughts and rain out.
What to look for in a quote
- How the surfaces are prepared before sealing
- How long to leave it before use
- Who does the work, and how experienced they are
- Whether the sealant suits the joint
Frames and glazing around Ightham
Historic houses like Ightham Mote (about 1.5 miles south) are a reminder that the area around Ightham has older buildings as well as new. In older buildings, older timber frames in brick or stone need a different approach from a modern uPVC window. Compared with the north and west, the South East gets less rain, yet outdoor joints still have to be sealed dry, so jobs are booked with the weather in mind.
For an older house near a landmark such as Church of St Peter, replacement windows fitted into old openings often leave uneven gaps that need backing and a flexible joint. For site and facilities teams at buildings such as Ightham Primary School, larger buildings have plenty of frames, and the mastic around each one ages.
Ightham is about 4 miles east of Sevenoaks, in Kent. From the centre of Ightham to the outskirts, sand mastic is available for homes and businesses alike. We cover 922 towns and villages across Kent, from the larger towns to small villages. For nearby work, see our London page.
All of TN15 is covered for sand mastic. If you need sand mastic at a property on The Street, Redwell Lane and Old Lane or a nearby road, we can help. Close by, we work in Oldbury (1 mile north), Ivy Hatch (1 mile south-west), Sheet Hill (1 mile south-east), Styants Bottom (1 mile north-west) and Yopps Green (1 mile south-east). Within a short drive, we also cover Maidstone (11 miles east), Dartford (12 miles north), Sevenoaks (4 miles west), Royal Tunbridge Wells (10 miles south), Gravesend (11 miles north) and Tonbridge (6 miles south).
Landmarks near Ightham
In Ightham, that means homes and buildings near Ivy Hatch Nature Reserve, Wrotham School and The Old House. For rail, the closest station is Borough Green & Wrotham station, about 1.5 miles north-east of the centre. A little further out are Ightham Court (1.1 miles north) and Beechin Wood Archery Museum (2.3 miles east).
The process
At the end, we look at the finished work together and explain the cure time. The work normally takes anything from a few hours to a full day, depending on how many windows, depending on the size of the job. For a village or hamlet like Ightham, the journey is planned in advance: let us know about lanes, gates and parking. We bring what the job needs, so it can be finished in one trip where possible.
- Each surround is checked first.
- We rake out the old mastic and clean the joint.
- We fill deep gaps so the new mastic is not too thick.
- New sand mastic is applied and shaped by hand.
- We finish the mastic to a tidy line.
How to prepare
- For indoor joints, keep the area dry beforehand if you can
- Keep children and pets away from the work area
- Move anything stored near the joints
Ask for a quote
We quote each job on its own. Just call 0345 464 0079 or email us with the details and send photos if you have them.