Edinburgh · Scotland
Kaimes Sand Mastic
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for homes and businesses in Kaimes and across Edinburgh. ARBOMaster approved applicators, fully insured, with a one-year guarantee.
- Mastic worn away on windows facing the weather
- Silicone on a period window that looks wrong
- Wind and rain getting in round a sash window
Why it’s worth doing now in Kaimes
Before painting the windows, it pays to renew the mastic. Paint over cracked mastic will not stop the gaps, and the new mastic is traditionally left unpainted. In a tenement flat in Kaimes, a failed seal is rarely just your problem: water can reach the flat below, and gaps in shared walls or fire-stopping affect the whole stair.
Instead of a standard rate, we price the job in front of us: how many joints, what’s in them now and how we reach them. The price is agreed before we begin.
Why choose Mr Mastic in Kaimes
- Arbo and Everbuild products
- Domestic, commercial and hotel work
- Old sealant always removed completely
- Approved under the ARBOMaster scheme
See what affects the cost or our reviews.
Sand mastic in Kaimes
Sand mastic is the traditional way to point the gap between a timber window frame and the stone or brick around it. It’s made from sand and a linseed-oil-based binder and built up by hand. On older homes, it suits the building far better than silicone. We are often asked to deal with cracked mastic round a front door frame and gaps between timber frames and stone or brick, on timber door frames, stone surrounds and period & listed homes.
Tenement flats in Scotland’s cities often have windows high above the street, so the mastic outside can go unchecked for years. For a flat in Kaimes, access is the first thing to plan.
We guarantee the work for a year. If something isn’t right with it in that time, tell us and we’ll put it right.
- Location
- Kaimes (EH16, EH17)
- Wider area
- Edinburgh
- Cover
- One year on every job
- Quote
- A clear price before we start
- info@mrmastic.co.uk
- Updated
- 26 October 2026
Do you need sand mastic in Kaimes?
Water gets into small cracks in the mastic and pushes it out. Exposed elevations normally fail first.
Signs it’s time to call us include:
- Window mastic to renew ahead of painting
- Crumbling sand mastic round a window
- Old cement repairs round a window that have failed
- Gaps where the frame meets the masonry
Melville Castle, about 2.5 miles east, is one of the historic houses in the wider area around Kaimes, and older homes nearby need a sealant that suits their walls.
What your quote should include
- How long the guarantee is
- How the surfaces are prepared before sealing
- Whether they seal over old material or remove it
- How long to leave it before use
How it works
Before we leave, we go over the finished joints with you and tell you how long to leave it. The visit itself normally takes a few hours per window, depending on the condition of the joints, depending on the size of the job. Many homes in Scotland’s cities are tenement flats, reached through a shared close and up a common stair. For a job in Kaimes, tell us the floor, how the door entry system works and where we can park nearby.
- We look at the surrounds with you and agree the joints to renew.
- We remove the old, loose mastic.
- Deep gaps are packed so the mastic sits at the right depth.
- The sand mastic is mixed and pressed into the joint by hand.
- We dress the finish so it sits neatly against the masonry.
Preparing for the visit
- Mention any leaks or damp you’ve noticed
- Mention any parking rules near the property
- Mention any sign-in or site rules at work premises
Ask for a quote
It all starts with a short chat. Tell us what’s wrong, where it is and how much there is, and we will talk you through what we’d do. Whenever you are ready, drop us a line at info@mrmastic.co.uk.
Related advice
What the job involves on each surface
Period and listed homes
Sand mastic is the like-for-like choice for many period homes. If your home is listed, ask your local planning authority about consent.
Tenement and terrace windows
In shared buildings, the windows may be part of a wider repair, so check who is responsible first.
How we quote for sand mastic
The quote reflects the job in front of us. We take into account:
- Access and height
- How many rooms, windows or areas are involved
- The number and length of the joints
- Any mould that needs treating
We do not show prices on the website, because each job is priced on what it involves. Call for a quick quote and we’ll talk you through it.
What to tell us for a quote
Photos help, but a description is a good start. Please mention:
- Where the property is
- Any previous sealing or DIY work
- A few photos by email, if you can
- Access, such as stairs, a lift or height
We quote each job on its own, so the first step is telling us about yours. Just send an email to info@mrmastic.co.uk with the details.
Your questions about sand mastic in Kaimes
Is Kaimes in your area for sand mastic?
Yes, Kaimes is within the area we cover. We work across all of Scotland. Just drop us a line at info@mrmastic.co.uk with a few details of the job, and we will send you a clear quote.
Do you work for landlords with property near Shawfair station?
Yes, we work for letting agents and landlords. You can send an email to info@mrmastic.co.uk with the address and a few details, and we’ll give you a fixed price before we start.
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.
What do you put in the joint?
Products from Arbo and Everbuild, among others, picked for each joint. We will tell you what we’re using and why.
What guarantee comes with the work?
All our work has a 12-month guarantee.
Is it possible to take out silicone and use sand mastic instead?
Yes. We remove the silicone and clean the joint before the sand mastic goes in.
Can sand mastic be painted?
It’s traditionally left unpainted, which is what traditional guidance recommends. Talk to us before any painting near it.
Will it make a mess?
Very little: the area around the joints is protected first, and we clear up the old sealant and our materials before we leave.
Windows and doors in Kaimes
Edinburgh’s Old and New Towns are a UNESCO World Heritage Site, and the Georgian New Town is known for its sash windows. If a home is listed or in a conservation area, it’s worth checking with the council before changing the look of windows or walls. With historic houses such as Melville Castle (about 2.5 miles east) nearby, there’s older building stock in the area around Kaimes as well as newer homes. In older buildings, older timber frames in brick or stone need a different approach from a modern uPVC window.
For landlords with property near Shawfair station, cracked sand mastic around sash windows lets in the draughts tenants complain about. If you look after a building such as Gracemount High School, larger buildings have plenty of frames, and the mastic around each one ages.
Kaimes is about 3 miles south-east of Edinburgh, in Edinburgh. Across the EH16 area, we can carry out sand mastic at your property. Kaimes is one of 175 places in Edinburgh we cover for sand mastic.
Our applicators cover all of EH16 and EH17 for sand mastic. Local streets include Tor Lane, Soutra Road and Mansion Lane, all of which we cover. We also cover the places around Kaimes: Howden Hall (1 mile north), Alnwickhill (1 mile north), Southhouse (1 mile east), Gracemount (1 mile north-east) and Mortonhall (1 mile west). Within a short drive, we also cover Edinburgh (3 miles north-west), Leith (5 miles north), Bonnington (5 miles north), Greenside (4 miles north), Broughton (4 miles north) and Bellevue (4 miles north).
Landmarks near Kaimes
Typical jobs here are in homes near Liberton Parish Church and Drum Park. The nearest railway station is Shawfair station, roughly 3.2 miles east. Other landmarks nearby include Craigmillar Castle (2 miles north-east) and Natural History Collections (1.6 miles north). The countryside around Kaimes includes Blackford Hill and The New Leaf Co-op.
Other services in Kaimes
How to look after the new joints
Good habits help new joints last longer. Our tips:
- Renew mastic before redecorating the windows
- Get any rot dealt with first
- Check the mastic when you check the paintwork
- Don’t run silicone over sand mastic
Do not run silicone over the new mastic. If you see a crack, ask us to take a look rather than patching it.
Small cracks are a sign the mastic is ageing. Renewing it then is simpler than waiting until it falls out.
DIY versus a professional finish
A careful DIYer can reseal a simple joint, like a short, easy-to-reach joint indoors. Where it goes wrong is sealing over the old bead, working on a wet joint or overloading the gap.
What a professional job adds is preparation and the right product. Joints are cleaned back to sound surfaces and dried, and the sealant is chosen for how the joint moves and where it is.